8110 Rugby Ave · Birmingham, AL 35206

$69,500

3 bd · 1.0 ba · 2,226 sqft · SingleFamily public records · 183 Days on market

Built 1936 7,405 sqft lot $31/sqft · 65% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

One level with front porch damage from storm, hardwood floors and 3 bedrooms, investor special that is convenient location for tenants. Private back yard and driveway parking.

Key facts

• Front porch
• Private back yard
• Driveway parking

Tags

• FRONT PORCH
• HARDWOOD FLOORS
• PRIVATE BACK YARD
• DRIVEWAY PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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); 128 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 38% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.92% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.19%
• DSCR: 2.65
• GRM: 4.3

CMA / ARV

• ARV (median comp): $199,945
• List price: $69,500
• Delta: -65.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8113 10th Ave S	0.29mi	3/1.0	2,064 (-7%)	12mo	$136,500	$66	64
8319 12th Ave S	0.57mi	3/2.0	2,204 (-1%)	7mo	$120,000	$54	62
8030 1st Ave S	0.59mi	4/2.0 (+1)	2,241 (+1%)	2mo	$180,000	$80	61
8300 7th Ter	0.22mi	4/2.0 (+1)	1,976 (-11%)	4mo	$105,500	$53	58
8200 10th Ave S	0.32mi	3/2.0	2,079 (-7%)	16mo	$249,000	$120	57
425 80th St S	0.31mi	3/2.0	2,014 (-10%)	14mo	$155,000	$77	54
8220 3rd Ave S	0.47mi	3/1.5	2,025 (-9%)	15mo	$202,500	$100	49
7722 8th Ave S	0.56mi	4/2.5 (+1)	2,044 (-8%)	1mo	$295,000	$144	49
854 77th Way S	0.56mi	4/2.0 (+1)	2,112 (-5%)	10mo	$200,000	$95	48
8300 12th Ave S	0.53mi	3/2.0	1,956 (-12%)	3mo	$129,900	$66	48
905 77th St S	0.61mi	3/1.0	1,946 (-13%)	10mo	$95,001	$49	42
8512 4th Ave S	0.64mi	3/2.0	1,938 (-13%)	6mo	$169,000	$87	40

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: 27.7%
• Equity multiple: 2.13×
• Total profit: $22,078
• Equity at exit: $10,363

10-year hold

• IRR: 34.5%
• Equity multiple: 3.98×
• Total profit: $58,001
• Equity at exit: $6,009

Cash invested: $19,460 (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: 128
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$364
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $547

Break-even live

Break-even rent $640

Max offer price $69,500

Occupancy floor 54%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 80th Pl S Birmingham, AL	4.0	1.0	2002	$1,350	$0.67	23d	1	0.10mi
8013 Rugby Ave Birmingham, AL	3.0	2.0	1460	$1,150	$0.79	23d	1	0.11mi
7824 Rugby Ct Birmingham, AL	4.0	1.5	1650	$1,275	$0.77	43d	1	0.31mi
7815 4th Ave S Birmingham, AL	3.0	2.0	1496	$1,650	$1.10	1d	1	0.44mi
7801 Vienna Ave Unit 1 Birmingham, AL	4.0	1.5	1880	$1,300	$0.69	43d	1	0.45mi
805 Vanderbilt St Birmingham, AL	4.0	2.0	1692	$1,291	$0.76	21d	1	0.45mi
8416 Division Ave Birmingham, AL	3.0	2.0	1470	$1,350	$0.92	43d	1	0.77mi
7420 3rd Ave S Birmingham, AL	4.0	2.0	1705	$1,450	$0.85	1d	1	0.92mi
720 72nd St S Birmingham, AL	4.0	1.0	2560	$1,125	$0.44	3d	1	1.02mi
8300 4th Ave N Birmingham, AL	4.0	2.0	1455	$1,300	$0.89	43d	1	1.03mi
7112 Naples Ave Birmingham, AL	4.0	2.0	1858	$1,731	$0.93	43d	1	1.07mi
7125 6th Ave S Birmingham, AL	3.0	2.0	1584	$1,188	$0.75	3d	1	1.14mi

Listing history 20 events

1. 2026-06-18
   days on market $69,500 Active 183 DOM
2. 2026-06-17
   days on market $69,500 Active 182 DOM
3. 2026-06-16
   days on market $69,500 Active 181 DOM
4. 2026-06-15
   days on market $69,500 Active 180 DOM
5. 2026-06-13
   days on market $69,500 Active 178 DOM
6. 2026-06-10
   days on market $69,500 Active 175 DOM
7. 2026-06-09
   days on market $69,500 Active 174 DOM
8. 2026-06-08
   days on market $69,500 Active 173 DOM
9. 2026-06-07
   days on market $69,500 Active 172 DOM
10. 2026-06-03
    days on market $69,500 Active 168 DOM
11. 2026-06-02
    days on market $69,500 Active 167 DOM
12. 2026-06-01
    days on market $69,500 Active 166 DOM
13. 2026-05-31
    days on market $69,500 Active 165 DOM
14. 2026-03-11
    price $69,500 175-char remark

    Show marketing remark (175 chars)

    One level with front porch damage from storm, hardwood floors and 3 bedrooms, investor special that is convenient location for tenants. Private back yard and driveway parking.

15. 2026-01-23
    price $75,000 175-char remark

    Show marketing remark (175 chars)

    One level with front porch damage from storm, hardwood floors and 3 bedrooms, investor special that is convenient location for tenants. Private back yard and driveway parking.

16. 2025-12-17
    listed $85,000 Active 175-char remark

    Show marketing remark (175 chars)

    One level with front porch damage from storm, hardwood floors and 3 bedrooms, investor special that is convenient location for tenants. Private back yard and driveway parking.

17. 2024-05-30
    price $124,900
18. 2003-12-08
    soldstatus $90,000
19. 1992-04-01
    soldstatus $41,500
20. 1976-09-01
    soldstatus $20,000

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $681 · $57/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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: $15,998
• − Mortgage interest: −$3,893
• − Property taxes: −$681
• − Insurance: −$1,014
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,022
• Taxable income: $5,828
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $5,171/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

+247.5% since first listed

7 events — show timeline

• 2026-03-11 Price Changed $69,500 Greater Alabama MLS
• 2026-01-23 Price Changed $75,000 Greater Alabama MLS
• 2025-12-17 Listed $85,000 Greater Alabama MLS
• 2024-05-30 Price Changed $124,900 Greater Alabama MLS
• 2003-12-08 Sold (Public Records) $90,000 Public Records
• 1992-04-01 Sold (Public Records) $41,500 Public Records
• 1976-09-01 Sold (Public Records) $20,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $681 · -30.5% YoY. Source: county tax records.