5501 Country Club Rd · Birmingham, AL 35228

$59,900

2 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 37 Days on market

Built 1959 8,276 sqft lot Est $97k · 38% 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
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +0.9/10.0

Listing remarks

Calling all investors! This property will not last! Contracts are subject to court approval.

Key facts

• 8,276 sq ft lot
• Built 1959
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $-46 ($-549/yr) — negative.
• To cash-flow at today's rent, offer at most $52k (13.5% below list).
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $52k (13.5% below list) — sets the bar for cash-flow.
• Cap rate 13.9% 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: Oxmoor K5 (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 478 students, 85% FRL); Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents soft (-1.5%/yr); 87 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $414 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $51,813 (13.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.77% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.24%
• DSCR: 2.21
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $96,520
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5624 Cairo Ave	0.38mi	2/1.0	1,386 (+9%)	10mo	$82,000	$59	59
6012 Martin Luther Ave	0.52mi	3/1.0 (+1)	1,380 (+9%)	2mo	$105,000	$76	55
930 Palmer Ave	0.61mi	3/2.0 (+1)	1,290 (+2%)	11mo	$145,000	$112	51
5045 Juanita Cir	0.47mi	3/1.5 (+1)	1,176 (-7%)	11mo	$110,000	$94	50
2002 Dawson Ave	0.45mi	3/2.0 (+1)	1,352 (+6%)	22mo	$49,100	$36	41
6112 Blocton Ave	0.69mi	3/1.0 (+1)	1,460 (+15%)	3mo	$64,900	$44	35
63 Wilkes Cir	0.74mi	3/1.0 (+1)	1,164 (-8%)	22mo	$65,000	$56	28
5419 Main St	0.66mi	3/1.0 (+1)	1,109 (-13%)	22mo	$84,000	$76	25

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.08×
• Total profit: $-15,419
• Equity at exit: $8,931

10-year hold

• IRR: -87.6%
• Equity multiple: -0.67×
• Total profit: $-27,930
• Equity at exit: $5,179

Cash invested: $16,772 (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 35228

• Home prices YoY: -3.5%
• Rents YoY: -1.5%
• Active inventory: 87
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,058 high
• Mortgage (P&I): −$314
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-46

Break-even live

Break-even rent $1,116

Max offer price $51,813

Occupancy floor 99%

Sensitivity live

Price	-10% $-12	-5% $-29	+0% $-46	+5% $-63	+10% $-80
Rent	-10% $-129	-5% $-88	+0% $-46	+5% $-4	+10% $38
Rate	-1.0pp $-16	-0.5pp $-31	base $-46	+0.5pp $-61	+1.0pp $-77

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5704 14th St S Bessemer, AL	2.0	2.0	1024	$850	$0.83	17d	1	0.70mi
5709 13th St S Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	44d	1	0.79mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	44d	1	0.82mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	44d	1	0.90mi
923 Woodward Rd Birmingham, AL	3.0	1.0	1273	$1,200	$0.94	24d	1	0.91mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	4d	1	0.93mi
830 Burwell St Birmingham, AL	3.0	1.5	1011	$1,200	$1.19	44d	1	0.97mi
222 4th Ave Birmingham, AL	3.0	1.0	1300	$1,050	$0.81	44d	1	1.03mi
1721 Collier Dr Birmingham, AL	2.0	1.0	925	$800	$0.86	44d	1	1.08mi
5912 Owen St Bessemer, AL	3.0	1.5	1192	$1,300	$1.09	44d	1	1.10mi
537 Grant St Birmingham, AL	3.0	1.0	1444	$1,200	$0.83	24d	1	1.11mi
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	24d	1	1.12mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	44d	1	1.15mi
603 11th Ave Birmingham, AL	3.0	1.0	1289	$1,100	$0.85	44d	1	1.28mi
5703 Avenue O Unit O Bessemer, AL	2.0	1.0	936	$800	$0.85	44d	1	1.30mi
5906 5th St S Bessemer, AL	2.0	1.0	916	$900	$0.98	24d	1	1.30mi
733 Glen Ridge Dr Fairfield, AL	3.0	1.0	1225	$1,378	$1.12	2d	1	1.32mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	44d	1	1.32mi
806 12th Ave Birmingham, AL	3.0	1.0	1262	$1,075	$0.85	44d	1	1.38mi
616 Rutledge Dr Birmingham, AL	3.0	1.0	1416	$1,095	$0.77	22d	1	1.44mi
120 Parkwood St Birmingham, AL	3.0	1.5	1224	$1,150	$0.94	17d	1	1.44mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	3d	1	1.45mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	3d	1	1.45mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	11d	1	1.45mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	11d	1	1.45mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	11d	1	1.45mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	11d	1	1.45mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	12d	1	1.45mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	11d	1	1.45mi
4009 Grasselli Ave SW Birmingham, AL	3.0	1.0	875	$900	$1.03	24d	1	1.49mi
608 5th Ave Midfield, AL	3.0	1.0	1241	$795	$0.64	22d	1	1.50mi

Listing history 5 events

1. 2025-04-02
   status Pending
2. 2025-03-25
   price $59,900
3. 2025-02-24
   listed $95,900 Active
4. 2003-04-03
   soldstatus $65,000
5. 2002-12-05
   soldstatus $35,000

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/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 6/10 Major FEMA zone AE · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,695
• − Mortgage interest: −$3,355
• − Property taxes: −$1,391
• − Insurance: −$5,418
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$1,743
• Taxable loss: −$1,243
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $-251/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: 10,216
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 10,216
• Household income: $50,815
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 456.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 5% White 5%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -4.84%
• Current HPI: 134.8633
• Rent YoY: ▼ -1.47%
• 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

+71.1% since first listed

5 events — show timeline

• 2025-04-02 Pending — Greater Alabama MLS
• 2025-03-25 Price Changed $59,900 Greater Alabama MLS
• 2025-02-24 Listed $95,900 Greater Alabama MLS
• 2003-04-03 Sold (Public Records) $65,000 Public Records
• 2002-12-05 Sold (Public Records) $35,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,391 · +0.0% YoY. Source: county tax records.