1013 Inzer Dr · Forestdale, AL 35214

$119,900

3 bd · 1.0 ba · 1,093 sqft · SingleFamily public records · 78 Days on market

Built 1958 0.26 ac lot $110/sqft · 27% above area Est $94k · 27% over

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-level home offering 3 bedrooms and 1 bath, set on a spacious lot with a welcoming front porch and a convenient carport. The interior features a bright kitchen with ample cabinet space and sleek countertops that flow through the main living areas, creating a clean and inviting atmosphere. Natural light fills the home, enhancing its comfortable layout and everyday functionality. Outside, the property includes a fenced yard with plenty of room for outdoor enjoyment, gardening, or pets. With its practical design and solid features, this home presents a great opportunity for buyers looking to personalize a space and make it their own while enjoying the benefits of an established neighborhood setting.

Key facts

• Bright kitchen
• Fenced yard
• Front porch

Tags

• FRONT PORCH
• FENCED YARD
• BRIGHT KITCHEN
• AMPLE CABINET SPACE
• SLEEK COUNTERTOPS
• OUTDOOR ENJOYMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.5% in Forestdale — 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 58/100 on livability (#367 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools 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.
• Market conditions: Rents flat; 116 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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 D-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. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $94,246
• List price: $119,900
• Delta: 27.22%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 Graham Dr	0.25mi	3/1.0	1,102 (+1%)	15mo	$82,000	$74	75
929 Heflin Ave E	0.24mi	3/1.0	1,080 (-1%)	20mo	$60,000	$56	70
779 Heflin Ave E	0.50mi	3/1.0	1,052 (-4%)	1mo	$114,429	$109	69
1500 Cherry Ave	0.47mi	3/1.0	1,144 (+5%)	4mo	$81,750	$71	67
759 Hopkins Dr	0.50mi	3/2.0	1,024 (-6%)	13mo	$105,000	$103	52
750 Circlewood Ln	0.61mi	3/2.0	1,050 (-4%)	14mo	$129,000	$123	49
1724 Horn Dr	0.58mi	3/1.0	1,208 (+10%)	17mo	$65,000	$54	41
1706 Huitt St	0.65mi	3/1.0	1,216 (+11%)	21mo	$77,500	$64	33

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,777
• Equity at exit: $17,877

10-year hold

• IRR: 5.9%
• Equity multiple: 1.40×
• Total profit: $13,334
• Equity at exit: $10,367

Cash invested: $33,572 (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 35214

• Home prices YoY: -20.0%
• Rents YoY: 0.7%
• Active inventory: 116
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $324

Break-even live

Break-even rent $907

Max offer price $119,900

Occupancy floor 70%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1647 Cherry Ave Birmingham, AL	3.0	2.0	1079	$1,150	$1.07	11d	1	0.10mi
944 Cagle Rd Birmingham, AL	3.0	2.0	1174	$1,425	$1.21	23d	1	0.32mi
1512 Cherry Ave Birmingham, AL	4.0	1.0	1146	$1,200	$1.05	44d	1	0.43mi
1500 Cherry Ave Birmingham, AL	3.0	1.0	1144	$1,225	$1.07	3d	1	0.49mi
779 Heflin Ave E Birmingham, AL	3.0	1.5	1052	$1,100	$1.05	19d	1	0.50mi
1533 Choctaw Dr Birmingham, AL	3.0	1.0	1241	$1,175	$0.95	44d	1	1.17mi
1712 Riderwood Trl Birmingham, AL	3.0	1.0	1456	$1,150	$0.79	16d	1	1.29mi
115 Crabapple Ln Birmingham, AL	1.0–3.0	1.0–2.0	906	$1,027	$1.13	11d	19	1.44mi
161 Cindy Ln Birmingham, AL	3.0	2.0	1388	$1,425	$1.03	23d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $119,900 Active 78 DOM
2. 2026-06-17
   days on market $119,900 Active 77 DOM
3. 2026-06-16
   days on market $119,900 Active 76 DOM
4. 2026-06-15
   days on market $119,900 Active 75 DOM
5. 2026-06-13
   days on market $119,900 Active 73 DOM
6. 2026-06-10
   days on market $119,900 Active 70 DOM
7. 2026-06-09
   days on market $119,900 Active 69 DOM
8. 2026-06-08
   days on market $119,900 Active 68 DOM
9. 2026-06-07
   pricedays on market $119,900 Active 67 DOM
10. 2026-06-03
    days on market $124,900 Active 63 DOM
11. 2026-06-02
    days on market $124,900 Active 62 DOM
12. 2026-06-01
    days on market $124,900 Active 61 DOM
13. 2026-05-31
    days on market $124,900 Active 60 DOM
14. 2026-05-05
    price $124,900 720-char remark

    Show marketing remark (720 chars)

    Charming single-level home offering 3 bedrooms and 1 bath, set on a spacious lot with a welcoming front porch and a convenient carport. The interior features a bright kitchen with ample cabinet space and sleek countertops that flow through the main living areas, creating a clean and inviting atmosphere. Natural light fills the home, enhancing its comfortable layout and everyday functionality. Outside, the property includes a fenced yard with plenty of room for outdoor enjoyment, gardening, or pets. With its practical design and solid features, this home presents a great opportunity for buyers looking to personalize a space and make it their own while enjoying the benefits of an established neighborhood setting.

15. 2026-03-30
    listed $129,900 Active 720-char remark

    Show marketing remark (720 chars)

    Charming single-level home offering 3 bedrooms and 1 bath, set on a spacious lot with a welcoming front porch and a convenient carport. The interior features a bright kitchen with ample cabinet space and sleek countertops that flow through the main living areas, creating a clean and inviting atmosphere. Natural light fills the home, enhancing its comfortable layout and everyday functionality. Outside, the property includes a fenced yard with plenty of room for outdoor enjoyment, gardening, or pets. With its practical design and solid features, this home presents a great opportunity for buyers looking to personalize a space and make it their own while enjoying the benefits of an established neighborhood setting.

16. 2022-02-01
    soldstatus $150,000
17. 2022-01-30
    soldstatus $150,000 Sold 197-char remark

    Show marketing remark (197 chars)

    Charming 3 bedroom, 1 bath home with hardwood floors, updated kitchen with stainless appliances and granite countertops, attached carport, and a large, fenced backyard. Renovated and move in ready!

18. 2021-12-03
    historical Contingent 197-char remark

    Show marketing remark (197 chars)

    Charming 3 bedroom, 1 bath home with hardwood floors, updated kitchen with stainless appliances and granite countertops, attached carport, and a large, fenced backyard. Renovated and move in ready!

19. 2021-11-29
    listed $145,000 Active 197-char remark

    Show marketing remark (197 chars)

    Charming 3 bedroom, 1 bath home with hardwood floors, updated kitchen with stainless appliances and granite countertops, attached carport, and a large, fenced backyard. Renovated and move in ready!

20. 2021-08-15
    soldstatus $70,000 Sold
21. 2021-08-06
    soldstatus $70,000
22. 2021-07-25
    historical
23. 2021-07-13
    listed $69,900 Active

ⓘ 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: $450 · $38/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$42/yr (+$3/mo · 9.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,799
• − Mortgage interest: −$6,716
• − Property taxes: −$450
• − Insurance: −$600
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,488
• Taxable income: $2,018
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $3,402/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 — Forestdale

• Score: 58/100
• State rank: #367
• US rank: #21236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forestdale, AL
• County: Jefferson County · 527,445 people
• City population: 17,027
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 17,027
• Household income: $56,383
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 578.0

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 (77%)
• Race & ethnicity: Black 77% White 18% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -54.48%
• Current HPI: 218.5233
• Rent YoY: ▲ 0.74%
• 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

+78.7% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $124,900 Greater Alabama MLS
• 2026-03-30 Listed $129,900 Greater Alabama MLS
• 2022-02-01 Sold (Public Records) $150,000 Public Records
• 2022-01-30 Sold (MLS) $150,000 Greater Alabama MLS
• 2021-12-03 Contingent — Greater Alabama MLS
• 2021-11-29 Listed $145,000 Greater Alabama MLS
• 2021-08-15 Sold (MLS) $70,000 Greater Alabama MLS
• 2021-08-06 Sold (Public Records) $70,000 Public Records
• 2021-07-25 Delisted — Greater Alabama MLS
• 2021-07-13 Listed $69,900 Greater Alabama MLS

Property tax history

+3.9%/yr

Latest (2025): $450 · +0.0% YoY. Source: county tax records.