6812 Kiska Ave · Edgewater, AL 35224

$85,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 38 Days on market

Built 2010 10,454 sqft lot Est $132k · 35% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOK!! NEW PRICE !!! Mfd Home, 28 x 56, Eligible for $0 DOWN!!!! with 2 large WORKSHOPS, beautiful fireplace, garden tub, NEW HVAC 2025, NEW ROOF 2022, low maintenance siding, +/- . 25 Acres, fenced in yard, 24 x 24 workshop with garage door, 8 x 16 storage building. Great for Small BUSINESS!!

Key facts

• Beautiful fireplace
• New hvac
• Large workshops

Tags

• LARGE WORKSHOPS
• BEAUTIFUL FIREPLACE
• GARDEN TUB
• NEW HVAC
• NEW ROOF
• LOW MAINTENANCE SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/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: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#108 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: housing D+, commute D, amenities F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Minor Community School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 409 students, 84% FRL); Minor Middle School (math 0% / reading 18%, grade F, #235 of 257 statewide, top 93%, 728 students, 88% FRL); Minor High School (math 4% / reading 8%, grade F, #275 of 305 statewide, top 90%, 915 students, 84% FRL) — zoned schools average 85% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: 43 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $85k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.81%
• DSCR: 2.01
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $131,712
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 Xavier St	0.39mi	3/2.0	1,666 (+6%)	12mo	$140,000	$84	57
1217 Xavier St	0.43mi	3/3.0	1,507 (-4%)	12mo	$220,000	$146	55
1113 Xavier St	0.42mi	3/2.0	1,460 (-7%)	14mo	$195,000	$134	54
1221 Xavier St	0.43mi	4/3.0 (+1)	1,693 (+8%)	9mo	$227,000	$134	46
1008 Utica Pl	0.54mi	3/3.0	1,607 (+2%)	20mo	$50,000	$31	46
785 Mcdonald Chapel Rd	0.64mi	3/2.0	1,724 (+10%)	11mo	$35,000	$20	40
5712 Mexico Ave	0.62mi	3/1.0	1,372 (-12%)	14mo	$95,000	$69	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.63×
• Total profit: $15,000
• Equity at exit: $12,674

10-year hold

• IRR: 24.3%
• Equity multiple: 3.10×
• Total profit: $50,009
• 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 35224

• Home prices YoY: -16.2%
• Active inventory: 43
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$446
• Tax from tax record: −$16 /mo · $188/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $452

Break-even live

Break-even rent $629

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $500	-5% $476	+0% $452	+5% $428	+10% $404
Rent	-10% $357	-5% $405	+0% $452	+5% $500	+10% $547
Rate	-1.0pp $495	-0.5pp $474	base $452	+0.5pp $430	+1.0pp $408

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5804 Norway Ave Birmingham, AL	2.0	2.0	1564	$1,200	$0.77	25d	1	0.56mi
7328 Denmark Ave Birmingham, AL	4.0	2.0	1736	$1,250	$0.72	45d	1	0.87mi
5320 Java Ave Birmingham, AL	3.0	1.0	1950	$1,100	$0.56	45d	1	0.93mi
960 Minor Dr Birmingham, AL	3.0	1.5	1299	$1,295	$1.00	25d	1	1.18mi
1050 McDonald Chapel Rd Birmingham, AL	3.0	1.5	1454	$1,250	$0.86	25d	1	1.21mi
4800 Norway Ave Birmingham, AL	3.0	1.0	1080	$1,200	$1.11	3d	1	1.42mi
5223 Loop Rd Birmingham, AL	3.0	1.0	1392	$1,100	$0.79	45d	1	1.47mi

Listing history 8 events

1. 2026-05-02
   status Pending 295-char remark

   Show marketing remark (295 chars)

   LOOK!! NEW PRICE !!! Mfd Home, 28 x 56, Eligible for $0 DOWN!!!! with 2 large WORKSHOPS, beautiful fireplace, garden tub, NEW HVAC 2025, NEW ROOF 2022, low maintenance siding, +/- . 25 Acres, fenced in yard, 24 x 24 workshop with garage door, 8 x 16 storage building. Great for Small BUSINESS!!

2. 2026-04-11
   price $85,000 295-char remark

   Show marketing remark (295 chars)

   LOOK!! NEW PRICE !!! Mfd Home, 28 x 56, Eligible for $0 DOWN!!!! with 2 large WORKSHOPS, beautiful fireplace, garden tub, NEW HVAC 2025, NEW ROOF 2022, low maintenance siding, +/- . 25 Acres, fenced in yard, 24 x 24 workshop with garage door, 8 x 16 storage building. Great for Small BUSINESS!!

3. 2026-04-01
   price $88,000 295-char remark

   Show marketing remark (295 chars)

   LOOK!! NEW PRICE !!! Mfd Home, 28 x 56, Eligible for $0 DOWN!!!! with 2 large WORKSHOPS, beautiful fireplace, garden tub, NEW HVAC 2025, NEW ROOF 2022, low maintenance siding, +/- . 25 Acres, fenced in yard, 24 x 24 workshop with garage door, 8 x 16 storage building. Great for Small BUSINESS!!

4. 2026-03-25
   listed $94,000 Active 295-char remark

   Show marketing remark (295 chars)

   LOOK!! NEW PRICE !!! Mfd Home, 28 x 56, Eligible for $0 DOWN!!!! with 2 large WORKSHOPS, beautiful fireplace, garden tub, NEW HVAC 2025, NEW ROOF 2022, low maintenance siding, +/- . 25 Acres, fenced in yard, 24 x 24 workshop with garage door, 8 x 16 storage building. Great for Small BUSINESS!!

5. 2013-06-14
   soldstatus $39,900
6. 2013-06-13
   soldstatus $39,900 192-char remark

   Show marketing remark (192 chars)

   28 x 56 Manufacture Home. 8 x 16 Storage Building. Beautiful Fireplace. Large kitchen that has a island with bar. Great open floor plan. Spacious bedrooms, walk - in closets. 24 x 24 Workshop.

7. 2012-12-10
   listed $46,000 192-char remark

   Show marketing remark (192 chars)

   28 x 56 Manufacture Home. 8 x 16 Storage Building. Beautiful Fireplace. Large kitchen that has a island with bar. Great open floor plan. Spacious bedrooms, walk - in closets. 24 x 24 Workshop.

8. 1978-12-21
   soldstatus $24,500

ⓘ 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: $188 · $16/mo
• Projected year-2 tax: $349 · $29/mo
• Expected delta: +$160/yr (+$13/mo · 84.9%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,419
• − Mortgage interest: −$4,761
• − Property taxes: −$188
• − Insurance: −$425
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,473
• Taxable income: $4,264
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $4,405/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Edgewater

• Score: 66/100
• State rank: #108
• US rank: #11927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewater, AL
• Population (ZIP): 5,409

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 (69%)
• Race & ethnicity: Black 69% White 22% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 0%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -24.47%
• Current HPI: 126.3423
• Rent YoY: —
• Metro: —
• 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

+246.9% since first listed

8 events — show timeline

• 2026-05-02 Pending — Greater Alabama MLS
• 2026-04-11 Price Changed $85,000 Greater Alabama MLS
• 2026-04-01 Price Changed $88,000 Greater Alabama MLS
• 2026-03-25 Listed $94,000 Greater Alabama MLS
• 2013-06-14 Sold (Public Records) $39,900 Public Records
• 2013-06-13 Sold (MLS) $39,900 Greater Alabama MLS
• 2012-12-10 Listed $46,000 Greater Alabama MLS
• 1978-12-21 Sold (Public Records) $24,500 Public Records

Property tax history

-1.6%/yr

Latest (2025): $188 · +0.0% YoY. Source: county tax records.