506 78th St S · Birmingham, AL 35206

$85,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 194 Days on market

Built 1935 5,227 sqft lot $92/sqft · at area comps Est $87k · at est.

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +8.4/15.0
• 1% rule +7.1/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment property! Very cute! Updated bath! Come see your new home!

Key facts

• 5,227 sq ft lot
• Built 1935
• Listed 193 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.2% in Birmingham — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#78 in AL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, schools F, crime F.
• Birmingham City (urban): math 4% / reading 20% proficiency, ranked #116 of 129 in AL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 130 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $66k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (median comp): $86,641
• List price: $85,000
• Delta: -1.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 78th St S	0.14mi	2/1.0	1,037 (+12%)	8mo	$60,000	$58	66
7808 Vienna Ave	0.56mi	2/1.0	904 (-2%)	5mo	$51,000	$56	66
8200 Rugby Ave	0.54mi	2/1.0	927 (+0%)	11mo	$52,000	$56	65
7801 7th Ave S	0.11mi	3/1.0 (+1)	1,040 (+12%)	8mo	$125,000	$120	63
7316 Rome Ave	0.61mi	3/1.0 (+1)	944 (+2%)	5mo	$75,000	$79	59
783 80th St	0.44mi	2/1.0	1,006 (+9%)	10mo	$52,000	$52	56
7300 London Ave	0.58mi	2/1.0	840 (-9%)	7mo	$50,000	$60	52
518 84th St S	0.74mi	2/1.0	993 (+7%)	4mo	$45,500	$46	50
221 72nd St S	0.71mi	3/1.0 (+1)	1,015 (+10%)	2mo	$75,000	$74	44
904 75th St S	0.69mi	3/1.0 (+1)	1,000 (+8%)	7mo	$139,000	$139	43
8334 4th Ave S	0.74mi	2/1.0	1,029 (+11%)	11mo	$128,750	$125	38
636 83rd Pl	0.70mi	3/1.0 (+1)	1,062 (+15%)	8mo	$40,000	$38	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,728
• Equity at exit: $12,674

10-year hold

• IRR: 10.4%
• Equity multiple: 1.76×
• Total profit: $18,157
• Equity at exit: $7,349

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35206

• Home prices YoY: -32.0%
• Rents YoY: 1.8%
• Active inventory: 130
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,031 high
• Mortgage (P&I): −$446
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $262

Break-even live

Break-even rent $699

Max offer price $85,000

Occupancy floor 70%

Sensitivity live

Price	-10% $311	-5% $287	+0% $262	+5% $238	+10% $214
Rent	-10% $181	-5% $222	+0% $262	+5% $303	+10% $344
Rate	-1.0pp $305	-0.5pp $284	base $262	+0.5pp $240	+1.0pp $218

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7701 7th Ave S Birmingham, AL	2.0	1.0	800	$850	$1.06	24d	1	0.16mi
7801 3rd Ave S Unit B Birmingham, AL	2.0	1.5	1100	$1,000	$0.91	44d	1	0.17mi
7829 3rd Ave S Birmingham, AL	3.0	1.5	1005	$1,025	$1.02	44d	1	0.18mi
7728 Rugby Ave Birmingham, AL	2.0	1.0	700	$850	$1.21	44d	1	0.18mi
7740 Rugby Ave Unit b Birmingham, AL	2.0	1.0	800	$1,100	$1.38	44d	1	0.19mi
7740 Rugby Ave Unit 2 Birmingham, AL	2.0	1.0	800	$1,000	$1.25	44d	1	0.19mi
7823 Rugby Ave Birmingham, AL	3.0	1.0	1023	$1,175	$1.15	44d	1	0.23mi
409 Oporto Madrid Blvd Unit J Birmingham, AL	1.0	1.0	952	$850	$0.89	44d	1	0.24mi
630 77th St S Birmingham, AL	2.0	2.0	1100	$983	$0.89	4d	1	0.30mi
8035 4th Ave S Birmingham, AL	3.0	2.0	1096	$1,050	$0.96	44d	1	0.30mi
756 Vanderbilt St Birmingham, AL	3.0	2.0	1096	$1,000	$0.91	44d	1	0.31mi
7825 Rugby Ct Birmingham, AL	2.0	1.0	929	$875	$0.94	22d	1	0.31mi
7721 1st Ave S Birmingham, AL	3.0	1.0	956	$949	$0.99	24d	1	0.34mi
7728 1st Ave S Apt C Birmingham, AL	2.0	1.0	950	$950	$1.00	44d	1	0.38mi
8021 1st Ave S Unit A Birmingham, AL	3.0	1.0	980	$950	$0.97	24d	1	0.41mi
764 81st St S Unit B Birmingham, AL	2.0	1.0	800	$800	$1.00	44d	1	0.43mi
8122 Rugby Ave Unit B Birmingham, AL	2.0	1.0	900	$795	$0.88	44d	1	0.45mi
836 Vanderbilt St Birmingham, AL	3.0	1.0	1072	$850	$0.79	24d	1	0.46mi
8129 2nd Ave S Unit B Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	0.46mi
7404 Paris Ave Birmingham, AL	3.0	1.5	802	$1,200	$1.50	44d	1	0.48mi
832 79th Pl S Birmingham, AL	3.0	1.0	960	$1,250	$1.30	24d	1	0.49mi
7808 Vienna Ave Birmingham, AL	2.0	1.0	904	$850	$0.94	44d	1	0.55mi
730 82nd Pl S Birmingham, AL	3.0	1.0	896	$1,023	$1.14	4d	1	0.55mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,275	$1.27	4d	1	0.58mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,300	$1.30	44d	1	0.58mi
7313 Paris Ave Birmingham, AL	3.0	2.0	1000	$1,395	$1.40	4d	1	0.59mi
8240 2nd Ave S Birmingham, AL	2.0	1.0	990	$875	$0.88	24d	1	0.65mi
624 83rd Pl S Birmingham, AL	2.0	1.0	780	$975	$1.25	44d	1	0.67mi
636 83rd Pl S Birmingham, AL	2.0	2.0	1062	$1,175	$1.11	44d	1	0.67mi
7213 Naples Ave Birmingham, AL	3.0	1.5	925	$1,100	$1.19	44d	1	0.69mi
7213 Naples Ave Birmingham, AL	3.0	1.5	937	$1,100	$1.17	12d	1	0.69mi
7216 Paris Ave Birmingham, AL	3.0	1.5	966	$1,125	$1.16	20d	1	0.69mi
8229 9th Ave S Birmingham, AL	2.0	1.0	997	$1,195	$1.20	4d	1	0.72mi
8408 5th Ave S Birmingham, AL	3.0	1.0	890	$1,295	$1.46	11d	1	0.76mi
8408 5th Ave S Birmingham, AL	3.0	1.0	1100	$1,528	$1.39	44d	1	0.76mi
7119 1st Ave S Birmingham, AL	2.0	1.0	720	$1,000	$1.39	44d	1	0.82mi
605 71st St S Birmingham, AL	3.0	1.5	1024	$1,303	$1.27	3d	1	0.82mi
7025 4th Ave S Birmingham, AL	3.0	1.0	1090	$845	$0.78	44d	1	0.86mi
7005 2nd Ave S Birmingham, AL	2.0	1.0	939	$950	$1.01	44d	1	0.93mi
7017 Division Ave Birmingham, AL	3.0	1.0	1100	$1,050	$0.95	44d	1	0.95mi

Listing history 36 events

1. 2026-06-21
   days on market $85,000 Active 194 DOM
2. 2026-06-18
   days on market $85,000 Active 191 DOM
3. 2026-06-17
   days on market $85,000 Active 190 DOM
4. 2026-06-16
   days on market $85,000 Active 189 DOM
5. 2026-06-15
   days on market $85,000 Active 188 DOM
6. 2026-06-13
   days on market $85,000 Active 186 DOM
7. 2026-06-10
   days on market $85,000 Active 183 DOM
8. 2026-06-09
   days on market $85,000 Active 182 DOM
9. 2026-06-08
   days on market $85,000 Active 181 DOM
10. 2026-06-07
    days on market $85,000 Active 180 DOM
11. 2026-06-03
    days on market $85,000 Active 176 DOM
12. 2026-06-02
    days on market $85,000 Active 175 DOM
13. 2026-06-01
    days on market $85,000 Active 174 DOM
14. 2026-05-31
    days on market $85,000 Active 173 DOM
15. 2026-01-30
    status Active 92-char remark

    Show marketing remark (92 chars)

    Great starter home or investment property! Very cute! Updated bath! Come see your new home!

16. 2025-11-08
    historical 92-char remark

    Show marketing remark (92 chars)

    Great starter home or investment property! Very cute! Updated bath! Come see your new home!

17. 2025-10-24
    price $85,000 92-char remark

    Show marketing remark (92 chars)

    Great starter home or investment property! Very cute! Updated bath! Come see your new home!

18. 2025-09-05
    listed $89,000 Active 92-char remark

    Show marketing remark (92 chars)

    Great starter home or investment property! Very cute! Updated bath! Come see your new home!

19. 2021-01-12
    soldstatus $66,000
20. 2021-01-11
    soldstatus $66,000 Sold 174-char remark

    Show marketing remark (174 chars)

    Income Producing! Newly renovated precious home ready to move in or for investment as a rental. All electric appliances. currently occupied by renter. Lease expires Nov 15th.

21. 2021-01-05
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Income Producing! Newly renovated precious home ready to move in or for investment as a rental. All electric appliances. currently occupied by renter. Lease expires Nov 15th.

22. 2020-12-14
    status Active 174-char remark

    Show marketing remark (174 chars)

    Income Producing! Newly renovated precious home ready to move in or for investment as a rental. All electric appliances. currently occupied by renter. Lease expires Nov 15th.

23. 2020-12-10
    historical Contingent 174-char remark

    Show marketing remark (174 chars)

    Income Producing! Newly renovated precious home ready to move in or for investment as a rental. All electric appliances. currently occupied by renter. Lease expires Nov 15th.

24. 2020-12-07
    status Active 174-char remark

    Show marketing remark (174 chars)

    Income Producing! Newly renovated precious home ready to move in or for investment as a rental. All electric appliances. currently occupied by renter. Lease expires Nov 15th.

25. 2020-11-24
    historical Contingent 174-char remark

    Show marketing remark (174 chars)

    Income Producing! Newly renovated precious home ready to move in or for investment as a rental. All electric appliances. currently occupied by renter. Lease expires Nov 15th.

26. 2020-10-13
    price $74,900 174-char remark

    Show marketing remark (174 chars)

    Income Producing! Newly renovated precious home ready to move in or for investment as a rental. All electric appliances. currently occupied by renter. Lease expires Nov 15th.

27. 2020-10-07
    price $76,500 174-char remark

    Show marketing remark (174 chars)

    Income Producing! Newly renovated precious home ready to move in or for investment as a rental. All electric appliances. currently occupied by renter. Lease expires Nov 15th.

28. 2020-09-23
    listed $79,900 Active 174-char remark

    Show marketing remark (174 chars)

    Income Producing! Newly renovated precious home ready to move in or for investment as a rental. All electric appliances. currently occupied by renter. Lease expires Nov 15th.

29. 2019-05-01
    soldstatus $42,500 Sold
30. 2019-04-19
    historical
31. 2019-03-12
    price $45,900
32. 2019-02-11
    listed $49,900 Active
33. 2007-06-29
    soldstatus $44,800
34. 2001-06-29
    soldstatus $50,900
35. 2000-03-03
    soldstatus $25,000
36. 1994-03-02
    soldstatus $23,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $850 · $71/mo
• Projected year-2 tax: $850 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,371
• − Mortgage interest: −$4,761
• − Property taxes: −$850
• − Insurance: −$425
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,473
• Taxable income: $1,883
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,698/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Birmingham City
• NCES district ID: 0100390
• Math proficiency: 4% ▼ -17.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $31,988
• Composite: 9.49/100
• National rank: #9850
• State rank: #116 of 129 in AL

Livability — Birmingham

• Score: 67/100
• State rank: #78
• US rank: #10412

Category grades

Amenities C- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Birmingham, AL
• County: Jefferson County · 527,445 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 15,621
• Household income: $42,549
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1169.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 22% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 0%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.70%
• Current HPI: 146.2168
• Rent YoY: ▲ 1.82%
• Metro: Birmingham-Hoover, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+269.6% since first listed

22 events — show timeline

• 2026-01-30 Relisted — Greater Alabama MLS
• 2025-11-08 Delisted — Greater Alabama MLS
• 2025-10-24 Price Changed $85,000 Greater Alabama MLS
• 2025-09-05 Listed $89,000 Greater Alabama MLS
• 2021-01-12 Sold (Public Records) $66,000 Public Records
• 2021-01-11 Sold (MLS) $66,000 Greater Alabama MLS
• 2021-01-05 Pending — Greater Alabama MLS
• 2020-12-14 Relisted — Greater Alabama MLS
• 2020-12-10 Contingent — Greater Alabama MLS
• 2020-12-07 Relisted — Greater Alabama MLS
• 2020-11-24 Contingent — Greater Alabama MLS
• 2020-10-13 Price Changed $74,900 Greater Alabama MLS
• 2020-10-07 Price Changed $76,500 Greater Alabama MLS
• 2020-09-23 Listed $79,900 Greater Alabama MLS
• 2019-05-01 Sold (MLS) $42,500 Greater Alabama MLS
• 2019-04-19 Delisted — Greater Alabama MLS
• 2019-03-12 Price Changed $45,900 Greater Alabama MLS
• 2019-02-11 Listed $49,900 Greater Alabama MLS
• 2007-06-29 Sold (Public Records) $44,800 Public Records
• 2001-06-29 Sold (Public Records) $50,900 Public Records
• 2000-03-03 Sold (Public Records) $25,000 Public Records
• 1994-03-02 Sold (Public Records) $23,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $850 · +2.3% YoY. Source: county tax records.