916 Hagwood Rd · Birmingham, AL 35235

$99,900

3 bd · 1.0 ba · 1,343 sqft · SingleFamily public records · 69 Days on market

Built 1962 10,454 sqft lot Est $137k · 27% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Discover this charming 3BR Opportunity in an established, quiet community. This 3 bedroom, 1 bath home is located on a nicely appointed quarter-acre lot. With well maintained structural features, such as a 4 year old metal roof and HVAC, the big-ticket items have already been checked off your list! Whether you’re a first time homebuyer or a saavy investor seeking your next solid addition, this property delivers outstanding potential. Step inside to discover a home with great bones, a functional layout, and plenty of natural light. The expansive lot provides room to relax, garden, or even expand. With a little vision and creativity, this property can easily be transformed!

Key facts

• Expansive lot
• Metal roof
• Hvac

Tags

• QUARTER-ACRE LOT
• METAL ROOF
• HVAC
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• EXPANSIVE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 Academy (math 0% / reading 17%, grade F, #594 of 627 statewide, top 95%, 735 students, 79% FRL); 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; 40 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 $691 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 + 5.4% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1962 — 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: 1.39% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $136,986
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 Hagwood Rd	0.03mi	3/1.5	1,217 (-9%)	1mo	$134,900	$111	80
960 Edwards Lake Rd	0.25mi	3/2.0	1,318 (-2%)	6mo	$135,000	$102	76
901 Hagwood Rd	0.07mi	3/1.0	1,450 (+8%)	11mo	$127,000	$88	75
937 Eldorado Dr	0.25mi	3/2.0	1,240 (-8%)	9mo	$130,000	$105	64
1108 Terry Ln	0.11mi	3/2.0	1,535 (+14%)	9mo	$135,000	$88	59
1105 Rainbow Dr NE	0.65mi	3/2.0	1,392 (+4%)	1mo	$107,500	$77	59
801 Martinwood Ln	0.58mi	3/1.5	1,404 (+4%)	5mo	$80,000	$57	59
532 Rollingwood Rd	0.71mi	3/2.0	1,283 (-4%)	1mo	$199,000	$155	55
536 Camellia Rd	0.73mi	3/1.0	1,288 (-4%)	7mo	$69,999	$54	53
1009 Broadmoor Dr	0.27mi	3/2.0	1,166 (-13%)	11mo	$162,000	$139	52
1064 Martinwood Ln	0.47mi	3/1.0	1,538 (+14%)	5mo	$92,500	$60	50
938 Martinwood Cir	0.63mi	3/1.0	1,190 (-11%)	10mo	$145,000	$122	44

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: 14.1%
• Equity multiple: 1.58×
• Total profit: $16,242
• Equity at exit: $14,895

10-year hold

• IRR: 24.6%
• Equity multiple: 3.37×
• Total profit: $66,187
• Equity at exit: $8,638

Cash invested: $27,972 (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 35235

• Home prices YoY: -21.1%
• Rents YoY: 5.4%
• Active inventory: 114
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $456

Break-even live

Break-even rent $810

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
837 Wear Dr Birmingham, AL	3.0	2.0	936	$1,295	$1.38	2d	1	0.11mi
933 Edwards Lake Rd Birmingham, AL	3.0	2.0	1684	$1,360	$0.81	3d	1	0.15mi
1037 Dawn Dr Birmingham, AL	4.0	1.0	1532	$1,295	$0.85	12d	1	0.21mi
925 Eldorado Dr Birmingham, AL	3.0	1.0	1312	$1,231	$0.94	44d	1	0.21mi
901 Eldorado Dr Birmingham, AL	4.0	2.0	1680	$1,415	$0.84	14d	1	0.23mi
1028 Broadmoor Dr Birmingham, AL	3.0	1.0	1079	$1,085	$1.01	3d	1	0.32mi
520 Camellia Rd Birmingham, AL	3.0	1.0	1053	$1,100	$1.04	3d	1	0.78mi
736 Gene Reed Rd Birmingham, AL	3.0	2.0	1353	$1,220	$0.90	44d	1	0.79mi
120 Shawnee Ln NW Birmingham, AL	3.0	1.0	1120	$1,075	$0.96	44d	1	0.83mi
1259 Huffman Rd Center Point, AL	3.0	2.0	1662	$1,556	$0.94	44d	1	0.84mi
224 13th Ave NE Birmingham, AL	3.0	1.5	1213	$1,273	$1.05	21d	1	0.95mi
929 Meadowbrook Dr Birmingham, AL	3.0	2.0	1649	$1,200	$0.73	12d	1	0.97mi
1340 Orlando Cir NE Birmingham, AL	3.0	2.0	1329	$1,166	$0.88	23d	1	0.99mi
940 Meadowbrook Dr Birmingham, AL	4.0	1.0	1149	$1,300	$1.13	44d	1	1.00mi
1153 Linwood St Birmingham, AL	3.0	2.0	1250	$1,295	$1.04	3d	1	1.00mi
818 Sunset Dr Birmingham, AL	3.0	1.0	992	$1,000	$1.01	44d	1	1.00mi
1235 Little Brook Ln Birmingham, AL	3.0	2.0	1787	$2,400	$1.34	44d	1	1.01mi
912 Meadowbrook Dr Birmingham, AL	3.0	1.0	1178	$1,100	$0.93	44d	1	1.02mi
1112 Violet Dr Birmingham, AL	3.0	2.0	1414	$1,600	$1.13	12d	1	1.03mi
1360 Orlando Cir NE Birmingham, AL	3.0	2.0	1489	$1,455	$0.98	23d	1	1.03mi
832 Meadowbrook Dr Birmingham, AL	3.0	2.0	1228	$1,225	$1.00	23d	1	1.04mi
744 Vaughn Cir Birmingham, AL	4.0	2.0	1516	$1,561	$1.03	23d	1	1.04mi
108 13th Ave NW Center Point, AL	4.0	2.0	1444	$1,265	$0.88	23d	1	1.04mi
433 Orchid Rd Birmingham, AL	3.0	1.0	1162	$1,255	$1.08	16d	1	1.06mi
1328 Oak Ter Birmingham, AL	3.0	2.0	1772	$1,581	$0.89	12d	1	1.07mi
1237 Linwood St Birmingham, AL	3.0	1.5	1066	$995	$0.93	44d	1	1.10mi
1225 Birchwood St Birmingham, AL	3.0	2.0	1092	$1,175	$1.08	3d	1	1.11mi
1177 Five Mile Rd Birmingham, AL	3.0	2.0	1636	$1,100	$0.67	44d	1	1.14mi
932 Five Mile Rd Birmingham, AL	3.0	1.5	1200	$1,175	$0.98	19d	1	1.15mi
405 13th Ct NW Center Point, AL	4.0	1.5	1248	$1,415	$1.13	21d	1	1.17mi
239 Lake Drive Cir NE Birmingham, AL	3.0	1.0	1159	$1,125	$0.97	3d	1	1.18mi
945 Elizabeth Dr Birmingham, AL	3.0	1.0	1227	$1,125	$0.92	3d	1	1.19mi
241 Lake Drive Cir NE Birmingham, AL	2.0	1.0	1358	$1,025	$0.75	2d	1	1.19mi
1232 Oakwood St Birmingham, AL	3.0	1.5	1301	$1,223	$0.94	23d	1	1.20mi
1108 Sherwood Forest Dr Birmingham, AL	3.0	1.5	1118	$1,370	$1.23	44d	1	1.21mi
324 13th Ter NW Center Point, AL	3.0	1.5	1418	$1,295	$0.91	23d	1	1.22mi
417 Price Dr Birmingham, AL	4.0	2.0	1584	$1,395	$0.88	23d	1	1.28mi
400 13th Ave NW Birmingham, AL	2.0	1.0	1100	$890	$0.81	44d	1	1.29mi
726 Orchard Rd Birmingham, AL	3.0	1.0	1120	$1,095	$0.98	44d	1	1.31mi
1301 5th Pl NW Center Point, AL	3.0	1.0	1170	$1,100	$0.94	3d	1	1.31mi

Listing history 8 events

1. 2026-02-12
   status Pending
2. 2025-12-04
   listed $99,900 Active
3. 2024-08-15
   price $130,900
4. 2024-05-17
   price $135,900
5. 2003-12-04
   soldstatus $74,900
6. 2003-11-21
   soldstatus $74,900
7. 1987-02-06
   soldstatus $53,000
8. 1985-08-01
   soldstatus $51,189

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $888 · $74/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 6/10 Major 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 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,637
• − Mortgage interest: −$5,596
• − Property taxes: −$888
• − Insurance: −$500
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,906
• Taxable income: $4,085
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $4,488/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

+95.2% since first listed

8 events — show timeline

• 2026-02-12 Pending — Greater Alabama MLS
• 2025-12-04 Listed $99,900 Greater Alabama MLS
• 2024-08-15 Price Changed $130,900 Greater Alabama MLS
• 2024-05-17 Price Changed $135,900 Greater Alabama MLS
• 2003-12-04 Sold (Public Records) $74,900 Public Records
• 2003-11-21 Sold (Public Records) $74,900 Public Records
• 1987-02-06 Sold (Public Records) $53,000 Public Records
• 1985-08-01 Sold (Public Records) $51,189 Public Records

Property tax history

+5.6%/yr

Latest (2023): $888 · -0.3% YoY. Source: county tax records.