1005 Dawn Dr · Birmingham, AL 35235

$75,000

3 bd · 2.0 ba · 2,112 sqft · SingleFamily public records · 6 Days on market

Built 1975 0.75 ac lot ↓ 6% since listing

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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
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice brick home with 3 bedrooms, 2 baths; Living room, dining room and eat in kitchen. Cathedral ceiling in great room with fireplace. Ceramic tiles in bathrooms. Some rooms finished in basement. Deck on back with fenced yard. This home could really be fixed up and would make a nice family home.

Key facts

• 0.75 acre lot
• 2 garage spots
• Built 1975

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Basement parking; Driveway parking; Side garage entry with 2 total garage spaces (2 in basement)
• Utilities: Public water; Connected sewer; Internet service available; Electric water heater
• Home design: Existing single-family residence; Basement foundation
• Construction: 4-side brick and wood siding exterior
• Exterior features: Fenced yard; Open deck

Interior

• Kitchen: Laminate countertops
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Cathedral/vaulted ceilings; Carpet flooring; One wood-burning fireplace (see-through) located in the den; Full daylight basement with both finished and unfinished areas; Pull-down attic
• Laundry & utility: Laundry on main level; Basement laundry area with washer hookup and electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 15.1% 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-, crime F, employment 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.
• Zoned schools: Huffman High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 1,147 students, 72% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 114 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $519 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 + 5.4% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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

• Watch-outs: property tax is 3.6% of price.
• 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 $75,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.02% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.33%
• DSCR: 2.39
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $209,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1028 Dawn Dr	0.14mi	3/1.5	1,833 (-13%)	0mo	$140,000	$76	69
909 Winchester Cir	0.27mi	3/2.0	2,276 (+8%)	9mo	$220,000	$97	67
1304 Monterey Dr	0.47mi	3/2.0	1,978 (-6%)	3mo	$220,000	$111	65
1144 Ware Blvd	0.55mi	3/2.0	1,989 (-6%)	2mo	$245,000	$123	63
816 Pine Forest Cir	0.27mi	4/3.0 (+1)	1,938 (-8%)	2mo	$131,250	$68	63
904 Wildwood Dr	0.40mi	4/2.5 (+1)	2,260 (+7%)	1mo	$219,888	$97	62
1136 Ware Blvd	0.52mi	3/2.0	2,214 (+5%)	9mo	$182,000	$82	60
754 Gene Reed Rd	0.72mi	3/2.0	2,240 (+6%)	2mo	$127,000	$57	54
953 Ridgewood Cir	0.35mi	4/3.0 (+1)	2,372 (+12%)	4mo	$256,000	$108	51
812 Northcrest Dr	0.57mi	3/2.0	1,830 (-13%)	4mo	$222,000	$121	48
1328 Bardswood Ter	0.50mi	3/2.0	2,334 (+10%)	15mo	$229,900	$99	47
1228 Old Oak Cir	0.66mi	3/2.0	2,407 (+14%)	15mo	$248,000	$103	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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.27×
• Total profit: $26,597
• Equity at exit: $11,183

10-year hold

• IRR: 38.1%
• Equity multiple: 5.03×
• Total profit: $84,608
• Equity at exit: $6,485

Cash invested: $21,000 (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 35235

• Home prices YoY: -21.1%
• Rents YoY: 5.4%
• Active inventory: 114
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$393
• Tax from tax record: −$224 /mo · $2,682/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $548

Break-even live

Break-even rent $820

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1037 Dawn Dr Birmingham, AL	4.0	1.0	1532	$1,295	$0.85	11d	1	0.16mi
933 Edwards Lake Rd Birmingham, AL	3.0	2.0	1684	$1,360	$0.81	3d	1	0.30mi
901 Eldorado Dr Birmingham, AL	4.0	2.0	1680	$1,415	$0.84	14d	1	0.40mi
1235 Little Brook Ln Birmingham, AL	3.0	2.0	1787	$2,400	$1.34	43d	1	0.97mi
1259 Huffman Rd Center Point, AL	3.0	2.0	1662	$1,556	$0.94	43d	1	1.02mi
1328 Oak Ter Birmingham, AL	3.0	2.0	1772	$1,581	$0.89	11d	1	1.06mi
744 Vaughn Cir Birmingham, AL	4.0	2.0	1516	$1,561	$1.03	23d	1	1.06mi
929 Meadowbrook Dr Birmingham, AL	3.0	2.0	1649	$1,200	$0.73	11d	1	1.07mi
1360 Orlando Cir NE Birmingham, AL	3.0	2.0	1489	$1,455	$0.98	23d	1	1.11mi
1317 Hatfield Ln Birmingham, AL	3.0	1.5	2028	$1,300	$0.64	23d	1	1.14mi
1108 Hob Hill Rd Birmingham, AL	3.0	1.5	1646	$1,600	$0.97	16d	1	1.17mi
1112 Violet Dr Birmingham, AL	3.0	2.0	1414	$1,600	$1.13	11d	1	1.18mi
108 13th Ave NW Center Point, AL	4.0	2.0	1444	$1,265	$0.88	23d	1	1.22mi
236 E Haven Dr Birmingham, AL	3.0	1.5	1926	$1,495	$0.78	11d	1	1.28mi
1409 Medina Ln Birmingham, AL	3.0	2.0	2113	$1,600	$0.76	43d	1	1.29mi
1177 Five Mile Rd Birmingham, AL	3.0	2.0	1636	$1,100	$0.67	43d	1	1.30mi
1440 Hickory Ln Birmingham, AL	3.0	2.0	1448	$1,625	$1.12	1d	1	1.30mi
940 Pine Hill Rd Birmingham, AL	3.0	2.0	1926	$1,475	$0.77	43d	1	1.31mi
417 Price Dr Birmingham, AL	4.0	2.0	1584	$1,395	$0.88	23d	1	1.31mi
324 13th Ter NW Center Point, AL	3.0	1.5	1418	$1,295	$0.91	23d	1	1.40mi

Listing history 23 events

1. 2026-05-14
   status Pending
2. 2026-05-08
   listed $75,000 Active
3. 2024-10-20
   historical $1,705
4. 2024-10-17
   historical $1,705
5. 2024-09-13
   price $1,705
6. 2024-09-13
   price $1,805
7. 2024-09-05
   price $1,705
8. 2024-08-31
   price $1,705
9. 2024-08-29
   price $1,755
10. 2024-08-24
    price $1,755
11. 2024-07-18
    listed $1,805
12. 2024-07-18
    historical $1,805
13. 2024-07-16
    listed $1,805
14. 2024-07-11
    historical $1,805
15. 2024-07-10
    listed $1,805
16. 2024-07-10
    listed $1,805
17. 2019-12-06
    soldstatus $2,580,000
18. 2018-05-01
    soldstatus $5,196,000
19. 2016-11-09
    soldstatus $64,000
20. 2016-10-31
    soldstatus $64,000 Sold 296-char remark

    Show marketing remark (296 chars)

    Nice brick home with 3 bedrooms, 2 baths; Living room, dining room and eat in kitchen. Cathedral ceiling in great room with fireplace. Ceramic tiles in bathrooms. Some rooms finished in basement. Deck on back with fenced yard. This home could really be fixed up and would make a nice family home.

21. 2016-10-15
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Nice brick home with 3 bedrooms, 2 baths; Living room, dining room and eat in kitchen. Cathedral ceiling in great room with fireplace. Ceramic tiles in bathrooms. Some rooms finished in basement. Deck on back with fenced yard. This home could really be fixed up and would make a nice family home.

22. 2016-09-15
    price $69,900 296-char remark

    Show marketing remark (296 chars)

    Nice brick home with 3 bedrooms, 2 baths; Living room, dining room and eat in kitchen. Cathedral ceiling in great room with fireplace. Ceramic tiles in bathrooms. Some rooms finished in basement. Deck on back with fenced yard. This home could really be fixed up and would make a nice family home.

23. 2016-08-15
    listed $79,900 Active 296-char remark

    Show marketing remark (296 chars)

    Nice brick home with 3 bedrooms, 2 baths; Living room, dining room and eat in kitchen. Cathedral ceiling in great room with fireplace. Ceramic tiles in bathrooms. Some rooms finished in basement. Deck on back with fenced yard. This home could really be fixed up and would make a nice family home.

ⓘ 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: $2,682 · $224/mo
• Projected year-2 tax: $2,682 · $224/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 7 d/yr ≥106°F today · 18 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: $18,173
• − Mortgage interest: −$4,201
• − Property taxes: −$2,682
• − Insurance: −$375
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$2,182
• Taxable income: $5,824
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $5,181/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): 20,526
• Household income: $63,295
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 941.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 30% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

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: ▼ -54.62%
• Current HPI: 204.6532
• Rent YoY: ▲ 5.39%
• 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

-6.1% since first listed

23 events — show timeline

• 2026-05-14 Pending — Greater Alabama MLS
• 2026-05-08 Listed $75,000 Greater Alabama MLS
• 2024-10-20 Rental Removed $1,705 RENT.
• 2024-10-17 Rental Removed $1,705 GALMLS
• 2024-09-13 Price Changed $1,705 RENT.
• 2024-09-13 Price Changed $1,805 RENT.
• 2024-09-05 Price Changed $1,705 GALMLS
• 2024-08-31 Price Changed $1,705 RENT.
• 2024-08-29 Price Changed $1,755 GALMLS
• 2024-08-24 Price Changed $1,755 RENT.
• 2024-07-18 Listed for Rent $1,805 GALMLS
• 2024-07-18 Rental Removed $1,805 RENTLY
• 2024-07-16 Listed for Rent $1,805 RENT.
• 2024-07-11 Rental Removed $1,805 RENT.
• 2024-07-10 Listed for Rent $1,805 RENT.
• 2024-07-10 Listed for Rent $1,805 RENTLY
• 2019-12-06 Sold (Public Records) $2,580,000 Public Records
• 2018-05-01 Sold (Public Records) $5,196,000 Public Records
• 2016-11-09 Sold (Public Records) $64,000 Public Records
• 2016-10-31 Sold (MLS) $64,000 Greater Alabama MLS
• 2016-10-15 Pending — Greater Alabama MLS
• 2016-09-15 Price Changed $69,900 Greater Alabama MLS
• 2016-08-15 Listed $79,900 Greater Alabama MLS

Property tax history

+11.6%/yr

Latest (2025): $2,682 · +0.0% YoY. Source: county tax records.