8524 Cedar Bark Crk · Birmingham, AL 35206

$124,900

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 45 Days on market

Built 1981 0.35 ac lot $92/sqft · 13% below area Est $144k · 13% under

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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 +21.1/30.0
• ARV discount +13.4/15.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• 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 in the desirable Roebuck Springs area! This inviting property features a spacious great room with vaulted ceilings and a cozy fireplace, a formal dining room, and an eat-in kitchen. The main level offers three bedrooms, while a fourth bedroom is located downstairs. The primary suite includes a private bath with shower and direct access to a covered, screened-in deck. A full basement with a two-car garage provides ample storage and parking. Schedule your personal tour today!

Key facts

• Spacious great room
• Formal dining room
• Private bath

Tags

• SPACIOUS GREAT ROOM
• COZY FIREPLACE
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• PRIVATE BATH
• COVERED SCREENED-IN DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (0.9% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.2% in Birmingham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 35% 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 $864 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 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $143,880
• List price: $124,900
• Delta: -13.19%
• 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
723 84th Pl S	0.43mi	3/2.0	1,380 (+2%)	3mo	$179,000	$130	74
914 83rd St S	0.43mi	3/2.0	1,320 (-2%)	4mo	$90,000	$68	73
8416 S 9th Ave	0.29mi	3/1.0	1,336 (-1%)	9mo	$47,000	$35	73
824 85th St S	0.27mi	3/1.0	1,269 (-6%)	7mo	$96,000	$76	68
709 85th St S	0.45mi	3/2.0	1,448 (+7%)	1mo	$185,000	$128	66
617 83rd Pl S	0.64mi	3/1.0	1,344 (-1%)	0mo	$82,000	$61	65
461 Ridge Rd	0.62mi	3/2.0	1,311 (-3%)	2mo	$258,000	$197	64
848 86th St S	0.32mi	3/3.0	1,226 (-9%)	4mo	$155,000	$126	62
8313 9th Ave S	0.38mi	3/1.0	1,453 (+8%)	6mo	$110,000	$76	61
444 Exeter Dr	0.72mi	3/2.0	1,345 (-0%)	6mo	$245,000	$182	60
753 83rd Pl S	0.42mi	2/2.0 (-1)	1,410 (+4%)	9mo	$140,000	$99	60
775 81st Pl S	0.64mi	3/1.0	1,232 (-9%)	6mo	$103,000	$84	46

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-10,382
• Equity at exit: $18,623

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-353
• Equity at exit: $10,799

Cash invested: $34,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$655
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $178

Break-even live

Break-even rent $1,013

Max offer price $124,900

Occupancy floor 81%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8621 10th Ave S Birmingham, AL	3.0	2.0	1240	$1,400	$1.13	23d	1	0.08mi
8229 9th Ave S Birmingham, AL	2.0	1.0	997	$1,195	$1.20	2d	1	0.43mi
745 82nd Pl S Birmingham, AL	3.0	2.0	1200	$1,168	$0.97	1d	1	0.58mi
636 83rd Pl S Birmingham, AL	2.0	2.0	1062	$1,175	$1.11	43d	1	0.59mi
730 82nd Pl S Birmingham, AL	3.0	1.0	896	$1,023	$1.14	3d	1	0.62mi
775 81st Pl S Birmingham, AL	3.0	1.0	1232	$1,095	$0.89	23d	1	0.62mi
8242 Vassar Ave Birmingham, AL	4.0	1.0	1212	$1,100	$0.91	43d	1	0.66mi
8122 Rugby Ave Unit B Birmingham, AL	2.0	1.0	900	$795	$0.88	43d	1	0.70mi
425 87th St S Birmingham, AL	2.0	1.0	890	$1,077	$1.21	43d	1	0.70mi
8211 Rugby Ave Birmingham, AL	4.0	1.0	966	$1,250	$1.29	43d	1	0.72mi
735 81st St S Birmingham, AL	3.0	2.0	1224	$1,400	$1.14	23d	1	0.74mi
8408 5th Ave S Birmingham, AL	3.0	1.0	1100	$1,528	$1.39	43d	1	0.75mi
8408 5th Ave S Birmingham, AL	3.0	1.0	890	$1,295	$1.46	10d	1	0.75mi
768 80th Pl S Unit 1 Birmingham, AL	3.0	2.0	1134	$1,200	$1.06	43d	1	0.75mi
731 81st St S Birmingham, AL	3.0	1.0	1221	$995	$0.81	10d	1	0.76mi
8513 4th Ave S Birmingham, AL	3.0	1.0	1150	$1,150	$1.00	43d	1	0.78mi
8013 Rugby Ave Birmingham, AL	3.0	2.0	1460	$1,150	$0.79	23d	1	0.79mi
832 79th Pl S Birmingham, AL	3.0	1.0	960	$1,250	$1.30	23d	1	0.80mi
7808 Vienna Ave Birmingham, AL	2.0	1.0	904	$850	$0.94	43d	1	0.84mi
514 81st St S Birmingham, AL	4.0	2.0	1174	$1,295	$1.10	43d	1	0.89mi
512 81st St S Birmingham, AL	3.0	1.0	1156	$1,150	$0.99	43d	1	0.90mi
8202 4th Ave S Birmingham, AL	3.0	1.0	1178	$1,075	$0.91	43d	1	0.90mi
7931 7th Ave S Birmingham, AL	3.0	1.0	1320	$1,450	$1.10	43d	1	0.92mi
7825 Rugby Ct Birmingham, AL	2.0	1.0	929	$875	$0.94	21d	1	0.96mi
7824 Rugby Ct Birmingham, AL	4.0	1.5	1650	$1,275	$0.77	43d	1	0.96mi
8108 4th Ave S Birmingham, AL	3.0	2.0	1384	$1,200	$0.87	43d	1	0.97mi
7827 Rugby Ave Birmingham, AL	3.0	1.0	1365	$850	$0.62	3d	1	0.98mi
7823 Rugby Ave Birmingham, AL	3.0	1.0	1023	$1,175	$1.15	43d	1	0.99mi
8035 4th Ave S Birmingham, AL	3.0	2.0	1096	$1,050	$0.96	43d	1	1.00mi
8240 2nd Ave S Birmingham, AL	2.0	1.0	990	$875	$0.88	23d	1	1.02mi
836 Vanderbilt St Birmingham, AL	3.0	1.0	1072	$850	$0.79	23d	1	1.03mi
805 Vanderbilt St Birmingham, AL	4.0	2.0	1692	$1,291	$0.76	21d	1	1.04mi
8129 2nd Ave S Unit B Birmingham, AL	2.0	1.0	900	$800	$0.89	43d	1	1.06mi
8128 2nd Ave S Birmingham, AL	4.0	1.0	1390	$1,150	$0.83	23d	1	1.09mi
756 Vanderbilt St Birmingham, AL	3.0	2.0	1096	$1,000	$0.91	43d	1	1.10mi
8149 1st Ave S Birmingham, AL	3.0	2.0	1300	$1,200	$0.92	43d	1	1.11mi
8416 Division Ave Birmingham, AL	3.0	2.0	1470	$1,350	$0.92	43d	1	1.13mi
8917 Roebuck Blvd Apt 11 Birmingham, AL	2.0	1.0	880	$725	$0.82	15d	1	1.15mi
7815 4th Ave S Birmingham, AL	3.0	2.0	1496	$1,650	$1.10	1d	1	1.18mi
8021 1st Ave S Unit A Birmingham, AL	3.0	1.0	980	$950	$0.97	23d	1	1.20mi

Listing history 21 events

1. 2026-06-18
   days on market $124,900 Active 45 DOM
2. 2026-06-17
   days on market $124,900 Active 44 DOM
3. 2026-06-16
   days on market $124,900 Active 43 DOM
4. 2026-06-15
   days on market $124,900 Active 42 DOM
5. 2026-06-13
   pricedays on market $124,900 Active 40 DOM
6. 2026-06-10
   days on market $129,900 Active 37 DOM
7. 2026-06-09
   days on market $129,900 Active 36 DOM
8. 2026-06-08
   days on market $129,900 Active 35 DOM
9. 2026-06-08
   status $129,900 Active 34 DOM
10. 2026-05-07
    status Active 497-char remark

    Show marketing remark (497 chars)

    Great starter home in the desirable Roebuck Springs area! This inviting property features a spacious great room with vaulted ceilings and a cozy fireplace, a formal dining room, and an eat-in kitchen. The main level offers three bedrooms, while a fourth bedroom is located downstairs. The primary suite includes a private bath with shower and direct access to a covered, screened-in deck. A full basement with a two-car garage provides ample storage and parking. Schedule your personal tour today!

11. 2026-04-29
    status Pending 497-char remark

    Show marketing remark (497 chars)

    Great starter home in the desirable Roebuck Springs area! This inviting property features a spacious great room with vaulted ceilings and a cozy fireplace, a formal dining room, and an eat-in kitchen. The main level offers three bedrooms, while a fourth bedroom is located downstairs. The primary suite includes a private bath with shower and direct access to a covered, screened-in deck. A full basement with a two-car garage provides ample storage and parking. Schedule your personal tour today!

12. 2026-04-17
    listed $129,900 Active 497-char remark

    Show marketing remark (497 chars)

    Great starter home in the desirable Roebuck Springs area! This inviting property features a spacious great room with vaulted ceilings and a cozy fireplace, a formal dining room, and an eat-in kitchen. The main level offers three bedrooms, while a fourth bedroom is located downstairs. The primary suite includes a private bath with shower and direct access to a covered, screened-in deck. A full basement with a two-car garage provides ample storage and parking. Schedule your personal tour today!

13. 2024-03-12
    soldstatus $408,529,000
14. 2016-06-10
    soldstatus $50,000
15. 2016-06-01
    soldstatus $50,000 Sold 180-char remark

    Show marketing remark (180 chars)

    Located on a cul de sac street. Large greatroom with cathedral ceiling and stone fireplace. Formal dining room and eat-in kitchen. 3 bedrooms and 2 baths. Den finished in basement.

16. 2016-05-24
    status Pending 180-char remark

    Show marketing remark (180 chars)

    Located on a cul de sac street. Large greatroom with cathedral ceiling and stone fireplace. Formal dining room and eat-in kitchen. 3 bedrooms and 2 baths. Den finished in basement.

17. 2016-05-18
    price $41,600 180-char remark

    Show marketing remark (180 chars)

    Located on a cul de sac street. Large greatroom with cathedral ceiling and stone fireplace. Formal dining room and eat-in kitchen. 3 bedrooms and 2 baths. Den finished in basement.

18. 2016-04-24
    listed $41,500 Active 180-char remark

    Show marketing remark (180 chars)

    Located on a cul de sac street. Large greatroom with cathedral ceiling and stone fireplace. Formal dining room and eat-in kitchen. 3 bedrooms and 2 baths. Den finished in basement.

19. 2003-06-10
    soldstatus $100,500
20. 1994-03-18
    soldstatus $67,000
21. 1985-08-29
    soldstatus $63,500

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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 5/10 Major 6 d/yr ≥105°F today · 15 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: $14,853
• − Mortgage interest: −$6,996
• − Property taxes: −$1,115
• − Insurance: −$624
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,633
• Taxable income: $107
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $2,109/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

+104.6% since first listed

12 events — show timeline

• 2026-05-07 Relisted — Greater Alabama MLS
• 2026-04-29 Pending — Greater Alabama MLS
• 2026-04-17 Listed $129,900 Greater Alabama MLS
• 2024-03-12 Sold (Public Records) $408,529,000 Public Records
• 2016-06-10 Sold (Public Records) $50,000 Public Records
• 2016-06-01 Sold (MLS) $50,000 Greater Alabama MLS
• 2016-05-24 Pending — Greater Alabama MLS
• 2016-05-18 Price Changed $41,600 Greater Alabama MLS
• 2016-04-24 Listed $41,500 Greater Alabama MLS
• 2003-06-10 Sold (Public Records) $100,500 Public Records
• 1994-03-18 Sold (Public Records) $67,000 Public Records
• 1985-08-29 Sold (Public Records) $63,500 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,115 · +0.0% YoY. Source: county tax records.