628 Alabama Ave SW · Birmingham, AL 35211

$87,500

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 74 Days on market

Built 1920 6,969 sqft lot $73/sqft · 53% above area

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is part of a 6-home single-family rental portfolio. Five homes are currently tenant occupied, with one unit in turnover, and all properties are professionally managed-offering investors the opportunity to acquire stabilized, income-producing assets.

Key facts

• 6,969 sq ft lot
• Built 1920
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 soft (-0.0%/yr); 152 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); 58% 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 38% of the median local income ($35k/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 $605 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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: built in 1920 — 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 $82,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.25% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.25%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $57,361
• List price: $87,500
• Delta: 52.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Fulton Ave SW	0.07mi	2/1.0	1,260 (+5%)	13mo	$61,800	$49	78
632 Fulton Ave SW	0.07mi	3/1.0 (+1)	1,290 (+7%)	5mo	$23,900	$19	76
900 4th Ave W	0.38mi	3/1.5 (+1)	1,232 (+2%)	7mo	$115,000	$93	65
809 11th St SW	0.61mi	2/1.0	1,113 (-8%)	0mo	$7,500	$7	59
1045 4th Ter W	0.60mi	3/1.0 (+1)	1,197 (-1%)	11mo	$42,500	$36	57
642 8th Ave W	0.64mi	2/1.0	1,120 (-7%)	9mo	$42,000	$38	51
816 7th St	0.43mi	3/1.0 (+1)	1,358 (+13%)	6mo	$15,000	$11	48
1205 4th Ct W	0.70mi	3/1.5 (+1)	1,146 (-5%)	7mo	$43,000	$38	47
1312 1st Ct W	0.73mi	3/2.0 (+1)	1,148 (-5%)	3mo	$177,000	$154	46
612 2nd St SW	0.47mi	3/1.0 (+1)	1,320 (+10%)	12mo	$76,000	$58	46
1125 Fulton Ave SW	0.57mi	3/1.0 (+1)	1,332 (+11%)	8mo	$75,000	$56	44
622 10th St W	0.70mi	3/1.0 (+1)	1,360 (+13%)	7mo	$85,000	$63	35

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,141
• Equity at exit: $13,047

10-year hold

• IRR: 7.7%
• Equity multiple: 1.51×
• Total profit: $12,457
• Equity at exit: $7,565

Cash invested: $24,500 (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 35211

• Rents YoY: -0.0%
• Active inventory: 152
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$459
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $291

Break-even live

Break-even rent $725

Max offer price $87,500

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,125	$0.88	23d	1	0.06mi
608 Fulton Ave SW Birmingham, AL	3.0	1.0	1271	$1,300	$1.02	43d	1	0.07mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	11d	1	0.17mi
413 Fulton Ave SW Birmingham, AL	3.0	1.0	940	$525	$0.56	2d	1	0.23mi
624 4th Ct W Birmingham, AL	3.0	1.5	992	$1,250	$1.26	43d	1	0.34mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$930	$0.72	43d	1	0.34mi
908 4th Ave W Birmingham, AL	2.0	1.0	700	$745	$1.06	23d	1	0.41mi
1000 4th Ave W Unit 4 Birmingham, AL	2.0	1.0	840	$823	$0.98	23d	1	0.47mi
1024 4th Ave W Unit B Birmingham, AL	2.0	1.0	840	$823	$0.98	43d	1	0.51mi
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	43d	1	0.51mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	43d	1	0.55mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$1,075	$0.89	23d	1	0.56mi
1012 Cotton Ave SW Birmingham, AL	3.0	1.0	1232	$1,000	$0.81	43d	1	0.57mi
1100 Cotton Ave SW Unit b Birmingham, AL	2.0	1.5	816	$988	$1.21	43d	1	0.62mi
219 12th St W Birmingham, AL	2.0	1.0	800	$799	$1.00	23d	1	0.64mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	43d	1	0.70mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	0.72mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	43d	1	0.73mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,073	$0.85	1d	1	0.73mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	15d	1	0.81mi
261 3rd Ave SW Birmingham, AL	1.0–2.0	1.0	634	$850	$1.34	3d	14	0.82mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	43d	1	0.83mi
905 7th St W Birmingham, AL	3.0	2.0	1029	$1,150	$1.12	43d	1	0.92mi
112 Kappa Ave S Birmingham, AL	3.0	2.0	1034	$1,100	$1.06	43d	1	0.93mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	43d	1	0.94mi
12 4th Ave SW Unit 1 Birmingham, AL	3.0	1.0	1336	$1,100	$0.82	43d	1	0.95mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	3d	1	0.98mi
916 14th St SW Unit A Birmingham, AL	2.0	1.0	870	$800	$0.92	23d	1	1.03mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	800	$800	$1.00	11d	1	1.03mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	870	$800	$0.92	43d	1	1.03mi
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	43d	1	1.03mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	44d	1	1.04mi
757 10th Ave W Birmingham, AL	2.0	1.0	1136	$1,000	$0.88	43d	1	1.07mi
963 3rd St W Birmingham, AL	3.0	2.0	1444	$1,295	$0.90	23d	1	1.07mi
521 16th St SW Unit 523 Birmingham, AL	2.0	1.0	800	$800	$1.00	43d	1	1.17mi
2916 24th Street Ensley Birmingham, AL	2.0	1.0	850	$590	$0.69	23d	1	1.22mi
741 Center Pl SW Birmingham, AL	3.0	1.0	1101	$1,250	$1.14	15d	1	1.26mi
2304 Eufaula Ave Birmingham, AL	3.0	1.0	1381	$980	$0.71	43d	1	1.28mi
310 Gamma St S Birmingham, AL	3.0	1.5	1001	$1,200	$1.20	15d	1	1.28mi
517 11th Ct W Birmingham, AL	2.0	1.0	970	$795	$0.82	43d	1	1.32mi

Listing history 9 events

1. 2026-03-13
   listed $87,500 Active 263-char remark

   Show marketing remark (263 chars)

   This property is part of a 6-home single-family rental portfolio. Five homes are currently tenant occupied, with one unit in turnover, and all properties are professionally managed-offering investors the opportunity to acquire stabilized, income-producing assets.

2. 2025-07-22
   soldstatus $260,000
3. 2018-10-05
   soldstatus $21,000 Sold 100-char remark

   Show marketing remark (100 chars)

   ATTENTION INVESTORS! Investment property rented at $650/month. Cash flow this property from day one!

4. 2018-09-15
   historical 100-char remark

   Show marketing remark (100 chars)

   ATTENTION INVESTORS! Investment property rented at $650/month. Cash flow this property from day one!

5. 2018-09-12
   listed $19,900 Active 100-char remark

   Show marketing remark (100 chars)

   ATTENTION INVESTORS! Investment property rented at $650/month. Cash flow this property from day one!

6. 2017-11-16
   price $34,000
7. 2014-03-05
   soldstatus $45,000
8. 2012-08-01
   soldstatus $12,000
9. 2012-04-26
   listed $15,000

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,117
• − Mortgage interest: −$4,901
• − Property taxes: −$928
• − Insurance: −$438
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,545
• Taxable income: $2,206
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $2,961/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): 24,924
• Household income: $34,884
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2161.0

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 (77%)
• Race & ethnicity: Black 77% White 10% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 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: ▼ -49.29%
• Current HPI: 91.2903
• Rent YoY: ▬ -0.01%
• 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

+483.3% since first listed

9 events — show timeline

• 2026-03-13 Listed $87,500 Greater Alabama MLS
• 2025-07-22 Sold (Public Records) $260,000 Public Records
• 2018-10-05 Sold (MLS) $21,000 Greater Alabama MLS
• 2018-09-15 Delisted — Greater Alabama MLS
• 2018-09-12 Listed $19,900 Greater Alabama MLS
• 2017-11-16 Price Changed $34,000 Greater Alabama MLS
• 2014-03-05 Sold (Public Records) $45,000 Public Records
• 2012-08-01 Sold (MLS) $12,000 Greater Alabama MLS
• 2012-04-26 Listed $15,000 Greater Alabama MLS

Property tax history

+3.1%/yr

Latest (2025): $928 · +0.0% YoY. Source: county tax records.