9036 N Beverly Dr · Birmingham, AL 35206

$85,000

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 100 Days on market

Built 1950 8,276 sqft lot $97/sqft · 29% above area Est $66k · 29% 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 3-bedroom home in 35206 offering great potential for first-time buyers or investors. Smaller footprint allows for manageable updates and easy maintenance. Ideal for buyers looking to personalize a home or add to a rental portfolio.

Key facts

• 8,276 sq ft lot
• Built 1950
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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-, 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; 22 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 30% 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 $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 + 1.8% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (median comp): $65,891
• List price: $85,000
• Delta: 29.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9048 Bel Air Dr	0.06mi	2/1.0	940 (+8%)	8mo	$90,000	$96	78
644 Beverly Dr	0.25mi	2/1.0	898 (+3%)	17mo	$60,000	$67	70
120 94th St N	0.37mi	2/1.0	860 (-2%)	20mo	$52,000	$60	64
9029 Bel Air Dr	0.05mi	2/1.0	970 (+11%)	24mo	$20,500	$21	60
9044 Belvoir Dr	0.19mi	2/1.0	962 (+10%)	22mo	$68,368	$71	56
626 West Blvd	0.19mi	3/1.0 (+1)	972 (+11%)	17mo	$57,000	$59	53
314 88th St S	0.74mi	3/1.0 (+1)	962 (+10%)	17mo	$145,000	$151	29

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,385
• Equity at exit: $12,674

10-year hold

• IRR: 12.1%
• Equity multiple: 1.91×
• Total profit: $21,622
• 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 35206

• Home prices YoY: -32.0%
• Rents YoY: 1.8%
• Active inventory: 128
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$446
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $289

Break-even live

Break-even rent $702

Max offer price $85,000

Occupancy floor 68%

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8917 Roebuck Blvd Apt 11 Birmingham, AL	2.0	1.0	880	$725	$0.82	16d	1	0.58mi
426 Buckingham Cir Birmingham, AL	2.0	1.5	1080	$1,013	$0.94	43d	1	0.63mi
425 87th St S Birmingham, AL	2.0	1.0	890	$1,077	$1.21	43d	1	0.93mi
9844 Greenlee Rd Birmingham, AL	3.0	1.0	1046	$950	$0.91	43d	1	0.97mi
221 Lawson Rd Birmingham, AL	3.0	1.5	1102	$1,325	$1.20	23d	1	1.00mi
209 Tucker Ave Birmingham, AL	3.0	1.0	1044	$1,100	$1.05	43d	1	1.02mi
204 McCormick Ave Birmingham, AL	3.0	1.0	880	$980	$1.11	3d	1	1.03mi
8240 2nd Ave S Birmingham, AL	2.0	1.0	990	$875	$0.88	23d	1	1.07mi
8408 5th Ave S Birmingham, AL	3.0	1.0	1100	$1,528	$1.39	43d	1	1.09mi
8408 5th Ave S Birmingham, AL	3.0	1.0	890	$1,295	$1.46	10d	1	1.09mi
201 Rose Dr Birmingham, AL	3.0	1.0	972	$1,100	$1.13	16d	1	1.10mi
252 Meadowdale Ave Birmingham, AL	3.0	1.0	920	$995	$1.08	43d	1	1.18mi
252 Westwood Dr Birmingham, AL	3.0	1.5	1124	$1,400	$1.25	1d	1	1.23mi
8129 2nd Ave S Unit B Birmingham, AL	2.0	1.0	900	$800	$0.89	43d	1	1.26mi
624 83rd Pl S Birmingham, AL	2.0	1.0	780	$975	$1.25	43d	1	1.28mi
636 83rd Pl S Birmingham, AL	2.0	2.0	1062	$1,175	$1.11	43d	1	1.30mi
8021 1st Ave S Unit A Birmingham, AL	3.0	1.0	980	$950	$0.97	23d	1	1.36mi
628 Annie Laura Dr Birmingham, AL	3.0	1.0	844	$1,195	$1.42	43d	1	1.37mi
529 Robison Dr Birmingham, AL	2.0	1.0	960	$960	$1.00	21d	1	1.40mi
8035 4th Ave S Birmingham, AL	3.0	2.0	1096	$1,050	$0.96	43d	1	1.43mi
603 Camp Ct Birmingham, AL	3.0	1.0	936	$1,300	$1.39	43d	1	1.45mi
730 82nd Pl S Birmingham, AL	3.0	1.0	896	$1,023	$1.14	3d	1	1.46mi

Listing history 28 events

1. 2026-06-18
   days on market $85,000 Active 100 DOM
2. 2026-06-17
   days on market $85,000 Active 99 DOM
3. 2026-06-16
   days on market $85,000 Active 98 DOM
4. 2026-06-15
   days on market $85,000 Active 97 DOM
5. 2026-06-13
   pricedays on market $85,000 Active 95 DOM
6. 2026-06-10
   days on market $87,500 Active 92 DOM
7. 2026-06-09
   days on market $87,500 Active 91 DOM
8. 2026-06-08
   days on market $87,500 Active 90 DOM
9. 2026-06-07
   days on market $87,500 Active 89 DOM
10. 2026-06-03
    days on market $87,500 Active 85 DOM
11. 2026-06-02
    days on market $87,500 Active 84 DOM
12. 2026-06-01
    days on market $87,500 Active 83 DOM
13. 2026-05-31
    days on market $87,500 Active 82 DOM
14. 2026-04-16
    price $87,500 242-char remark

    Show marketing remark (242 chars)

    Affordable 3-bedroom home in 35206 offering great potential for first-time buyers or investors. Smaller footprint allows for manageable updates and easy maintenance. Ideal for buyers looking to personalize a home or add to a rental portfolio.

15. 2026-03-10
    listed $90,000 Active 242-char remark

    Show marketing remark (242 chars)

    Affordable 3-bedroom home in 35206 offering great potential for first-time buyers or investors. Smaller footprint allows for manageable updates and easy maintenance. Ideal for buyers looking to personalize a home or add to a rental portfolio.

16. 2025-06-13
    historical $1,275
17. 2025-05-28
    listed $1,275
18. 2025-03-10
    historical $1,275
19. 2025-01-15
    listed $1,275
20. 2024-11-27
    soldstatus $85,000 Sold 509-char remark

    Show marketing remark (509 chars)

    For Under $100k !! This beautifully renovated 2-bedroom home is perfect for those seeking modern comfort in an intimate setting. It has all-new appliances, brand-new flooring throughout, and a freshly installed roof, this home combines style and peace of mind. ideal for anyone looking for a low-maintenance lifestyle. Whether you're downsizing or purchasing your first home, this fresh property offers the perfect blend of modern updates and warmth, with the added bonus of easy upkeep and energy efficiency.

21. 2024-11-19
    status Pending 509-char remark

    Show marketing remark (509 chars)

    For Under $100k !! This beautifully renovated 2-bedroom home is perfect for those seeking modern comfort in an intimate setting. It has all-new appliances, brand-new flooring throughout, and a freshly installed roof, this home combines style and peace of mind. ideal for anyone looking for a low-maintenance lifestyle. Whether you're downsizing or purchasing your first home, this fresh property offers the perfect blend of modern updates and warmth, with the added bonus of easy upkeep and energy efficiency.

22. 2024-10-20
    price $99,999 509-char remark

    Show marketing remark (509 chars)

    For Under $100k !! This beautifully renovated 2-bedroom home is perfect for those seeking modern comfort in an intimate setting. It has all-new appliances, brand-new flooring throughout, and a freshly installed roof, this home combines style and peace of mind. ideal for anyone looking for a low-maintenance lifestyle. Whether you're downsizing or purchasing your first home, this fresh property offers the perfect blend of modern updates and warmth, with the added bonus of easy upkeep and energy efficiency.

23. 2024-10-19
    listed $999,999 Active 509-char remark

    Show marketing remark (509 chars)

    For Under $100k !! This beautifully renovated 2-bedroom home is perfect for those seeking modern comfort in an intimate setting. It has all-new appliances, brand-new flooring throughout, and a freshly installed roof, this home combines style and peace of mind. ideal for anyone looking for a low-maintenance lifestyle. Whether you're downsizing or purchasing your first home, this fresh property offers the perfect blend of modern updates and warmth, with the added bonus of easy upkeep and energy efficiency.

24. 2024-07-11
    price $95,000
25. 2024-04-22
    price $105,900
26. 2024-03-22
    price $110,900
27. 2024-02-29
    price $115,000
28. 1977-08-24
    soldstatus $25,700

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $880 · $73/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $12,815
• − Mortgage interest: −$4,761
• − Property taxes: −$880
• − Insurance: −$425
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,473
• Taxable income: $2,225
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $2,936/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

+240.5% since first listed

15 events — show timeline

• 2026-04-16 Price Changed $87,500 Greater Alabama MLS
• 2026-03-10 Listed $90,000 Greater Alabama MLS
• 2025-06-13 Rental Removed $1,275 APPFOLIO
• 2025-05-28 Listed for Rent $1,275 APPFOLIO
• 2025-03-10 Rental Removed $1,275 APPFOLIO
• 2025-01-15 Listed for Rent $1,275 APPFOLIO
• 2024-11-27 Sold (MLS) $85,000 Greater Alabama MLS
• 2024-11-19 Pending — Greater Alabama MLS
• 2024-10-20 Price Changed $99,999 Greater Alabama MLS
• 2024-10-19 Listed $999,999 Greater Alabama MLS
• 2024-07-11 Price Changed $95,000 Greater Alabama MLS
• 2024-04-22 Price Changed $105,900 Greater Alabama MLS
• 2024-03-22 Price Changed $110,900 Greater Alabama MLS
• 2024-02-29 Price Changed $115,000 Greater Alabama MLS
• 1977-08-24 Sold (Public Records) $25,700 Public Records

Property tax history

+2.9%/yr

Latest (2025): $880 · +0.0% YoY. Source: county tax records.