1013 Overton Ave · Tarrant, AL 35217

$58,000

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 17 Days on market

Built 1930 6,969 sqft lot Est $101k · 42% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors or buyers looking to restore and transform a property with strong potential. The major ticket items have already been completed, including a new roof, new windows, updated electrical, and new plumbing. This home is being sold as-is, offering a great chance to add your finishing touches and bring your vision to life. Buyer’s agent is advised to verify and investigate all items of importance.

Key facts

• Updated electrical
• New plumbing
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• UPDATED ELECTRICAL
• NEW PLUMBING

Property features AI

Finance

• Other: Lot size approximately 0.16 acres; Not in a flood plain; No waterfront; No pool; Located in the Tarrant subdivision

Exterior

• Parking: Driveway parking
• Utilities: Public water; Internet service availability unknown
• Home design: Existing construction; Siding (other) exterior; Crawl space foundation
• Construction: Siding exterior; Crawl space foundation
• Exterior features: Open patio; Garden/Patio area

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood flooring throughout
• Bathrooms: One full bathroom with separate shower
• Heating & cooling: No heating; No air conditioning
• Interior features: Hardwood floors; Pull-down attic; Ceilings: Other (see remarks); No additional interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 11.0% in Tarrant — 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 51/100 on livability (#507 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Tarrant City (suburban): math 4% / reading 17% proficiency, ranked #121 of 129 in AL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tarrant Elementary School (310 students, 85% FRL); Tarrant High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 559 students, 84% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 34% of the median local income ($40k/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 $401 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 + 3.6% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $58k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,130 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.00% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.61%
• DSCR: 2.85
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $100,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1249 Park Ave	0.17mi	3/2.0	1,456 (+6%)	12mo	$108,000	$74	69
732 Fulton Ave	0.29mi	4/2.0 (+1)	1,320 (-4%)	4mo	$95,000	$72	67
1269 Elm Ave	0.29mi	4/1.0 (+1)	1,308 (-5%)	10mo	$125,000	$96	64
636 Jefferson Blvd	0.45mi	3/1.0	1,505 (+9%)	0mo	$65,000	$43	64
1360 Prosch Ave	0.45mi	3/2.0	1,344 (-3%)	11mo	$84,000	$63	61
4240 49th Ave	0.58mi	3/2.0	1,358 (-2%)	14mo	$149,000	$110	54
1433 Ford Ave	0.74mi	3/2.0	1,372 (-1%)	10mo	$90,000	$66	52
4101 49th Ter N	0.37mi	3/1.0	1,547 (+12%)	14mo	$67,000	$43	51
4318 49th Ct N	0.54mi	3/2.0	1,266 (-8%)	11mo	$95,800	$76	48
1112 Elm Ave	0.32mi	2/2.0 (-1)	1,219 (-12%)	13mo	$60,000	$49	46
4338 49th Ct	0.60mi	3/1.0	1,205 (-13%)	10mo	$87,500	$73	42
1140 Wharton Ave	0.56mi	3/2.0	1,568 (+14%)	12mo	$130,000	$83	38

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 2.67×
• Total profit: $27,142
• Equity at exit: $8,648

10-year hold

• IRR: 45.5%
• Equity multiple: 5.47×
• Total profit: $72,613
• Equity at exit: $5,015

Cash invested: $16,240 (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 35217

• Rents YoY: 3.6%
• Active inventory: 94
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$304
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $563

Break-even live

Break-even rent $450

Max offer price $58,000

Occupancy floor 47%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1043 Jackson Blvd Birmingham, AL	4.0	2.0	1300	$1,095	$0.84	14d	1	0.08mi
1120 Hall St Birmingham, AL	2.0	1.0	887	$775	$0.87	43d	1	0.19mi
1116 Hall St Birmingham, AL	2.0	1.0	887	$775	$0.87	43d	1	0.20mi
1108 Hall St Birmingham, AL	2.0	1.0	1680	$850	$0.51	43d	1	0.20mi
1237 Elm Ave Birmingham, AL	2.0	1.5	1312	$1,150	$0.88	43d	1	0.27mi
732 Fulton Ave Birmingham, AL	4.0	2.0	1320	$1,450	$1.10	43d	1	0.30mi
4208 50th Ave N Birmingham, AL	3.0	1.0	1104	$1,200	$1.09	43d	1	0.40mi
4212 50th Ave N Birmingham, AL	4.0	2.0	1517	$1,595	$1.05	1d	1	0.40mi
5015 42nd Pl N Birmingham, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.40mi
619 Bell Ave Birmingham, AL	3.0	1.0	1550	$1,075	$0.69	43d	1	0.46mi
5025 43rd Pl N Birmingham, AL	4.0	2.0	1017	$1,300	$1.28	43d	1	0.49mi
4329 Harmon St Birmingham, AL	3.0	1.0	1227	$950	$0.77	3d	1	0.51mi
4329 Harmon St Birmingham, AL	3.0	1.0	1227	$950	$0.77	43d	1	0.51mi
1316 Spring St Birmingham, AL	2.0	1.0	920	$1,195	$1.30	3d	1	0.52mi
4329 Pulaski St Birmingham, AL	3.0	2.0	1240	$1,353	$1.09	23d	1	0.55mi
4344 Pulaski St Birmingham, AL	3.0	1.0	1268	$1,050	$0.83	43d	1	0.56mi
1249 Waverly St Birmingham, AL	3.0	1.0	1260	$1,000	$0.79	43d	1	0.56mi
1401 Wharton Ave Birmingham, AL	2.0	1.0	1104	$950	$0.86	19d	1	0.58mi
1434 Thomason Ave Birmingham, AL	4.0	2.0	1644	$1,100	$0.67	43d	1	0.59mi
1439 Sloan Ave Birmingham, AL	3.0	1.0	936	$900	$0.96	43d	1	0.62mi
4925 43rd Way N Birmingham, AL	3.0	2.0	1232	$1,461	$1.19	1d	1	0.63mi
1045 Waverly St Birmingham, AL	3.0	1.0	1014	$1,000	$0.99	43d	1	0.63mi
4301 Greenwood St Birmingham, AL	3.0	1.0	1140	$1,025	$0.90	3d	1	0.65mi
1303 Main St Birmingham, AL	4.0	2.0	1432	$1,300	$0.91	43d	1	0.75mi
1225 Elizabeth Ave Birmingham, AL	3.0	1.5	1697	$1,100	$0.65	19d	1	0.75mi
4418 43rd St N Birmingham, AL	3.0	1.0	1710	$925	$0.54	23d	1	0.85mi
1076 Green St Birmingham, AL	3.0	1.0	1172	$1,050	$0.90	16d	1	0.86mi
3823 43rd Ave N Birmingham, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.86mi
3823 43rd Ave N Birmingham, AL	3.0	2.0	1500	$1,200	$0.80	23d	1	0.86mi
4316 Gadsden St Birmingham, AL	2.0	1.0	1048	$1,100	$1.05	3d	1	0.86mi
4217 43rd Ave N Birmingham, AL	3.0	1.0	1140	$1,200	$1.05	3d	1	0.94mi
1816 Damon Cir Birmingham, AL	3.0	1.0	1401	$1,153	$0.82	16d	1	0.94mi
1731 Mountain Dr Birmingham, AL	3.0	1.0	1160	$975	$0.84	43d	1	1.01mi
4400 43rd St N Birmingham, AL	3.0	1.0	1152	$850	$0.74	14d	1	1.01mi
4400 43rd St N Birmingham, AL	3.0	1.0	1152	$850	$0.74	43d	1	1.01mi
3708 42nd Ave N Birmingham, AL	3.0	1.0	876	$950	$1.08	43d	1	1.06mi
4028 40th Ave N Birmingham, AL	3.0	1.0	1186	$950	$0.80	43d	1	1.07mi
4220 40th Ct N Birmingham, AL	3.0	1.0	948	$1,200	$1.27	43d	1	1.08mi
4231 40th Ave N Birmingham, AL	3.0	1.0	1272	$850	$0.67	19d	1	1.17mi
4236 39th Ave N Birmingham, AL	3.0	2.0	1000	$1,195	$1.20	23d	1	1.21mi

Listing history 14 events

1. 2026-06-18
   days on market $58,000 Active 17 DOM
2. 2026-06-17
   days on market $58,000 Active 16 DOM
3. 2026-06-16
   days on market $58,000 Active 15 DOM
4. 2026-06-15
   price $58,000 Active 14 DOM
5. 2026-06-15
   days on market $62,000 Active 14 DOM
6. 2026-06-13
   days on market $62,000 Active 12 DOM
7. 2026-06-10
   days on market $62,000 Active 9 DOM
8. 2026-06-09
   days on market $62,000 Active 8 DOM
9. 2026-06-08
   days on market $62,000 Active 7 DOM
10. 2026-06-07
    days on market $62,000 Active 6 DOM
11. 2026-06-05
    days on market $62,000 Active 3 DOM
12. 2026-06-03
    days on market $62,000 Active 2 DOM
13. 2026-06-02
    remarks 425-char remark
14. 2026-06-02
    listed $62,000 Active 1 DOM

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $324 · $27/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,952
• − Mortgage interest: −$3,249
• − Property taxes: −$324
• − Insurance: −$290
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$1,687
• Taxable income: $6,169
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $5,277/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: Tarrant City
• NCES district ID: 0103270
• Math proficiency: 4% ▼ -14.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $29,256
• Composite: 8.0/100
• National rank: #9924
• State rank: #121 of 129 in AL

Livability — Tarrant

• Score: 51/100
• State rank: #507
• US rank: #25136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarrant, AL
• County: Jefferson County · 527,445 people
• City population: 12,240
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 12,240
• Household income: $40,486
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 594.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 57% White 27% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 7% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

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: ▼ -74.54%
• Current HPI: 117.416
• Rent YoY: ▲ 3.58%
• 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

+148.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $62,000 Greater Alabama MLS
• 1994-08-19 Sold (Public Records) $25,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $324 · +0.0% YoY. Source: county tax records.