721 Quebec Dr · McDonald Chapel, AL 35224

$59,000

3 bd · 1.0 ba · 1,498 sqft · SingleFamily public records · 17 Days on market

Built 1948 6,969 sqft lot

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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
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a must see, has 3 bedrooms, 2 full baths, living room, dining room, kitchen, laundry, corner lot.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#365 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: commute D, crime D-, amenities F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Minor Community School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 409 students, 84% FRL); Minor Middle School (math 0% / reading 18%, grade F, #235 of 257 statewide, top 93%, 728 students, 88% FRL); Minor High School (math 4% / reading 8%, grade F, #275 of 305 statewide, top 90%, 915 students, 84% FRL) — zoned schools average 85% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: 43 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $408 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 + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $59k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,115 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.98% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.27%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $125,832
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5113 Iceland Ct	0.21mi	3/2.0	1,560 (+4%)	13mo	$177,400	$114	69
5232 Iceland Ave	0.10mi	3/1.0	1,310 (-13%)	22mo	$85,900	$66	56
1113 Xavier St	0.55mi	3/2.0	1,460 (-2%)	14mo	$195,000	$134	55
1217 Xavier St	0.57mi	3/3.0	1,507 (+1%)	12mo	$220,000	$146	54
5712 Mexico Ave	0.47mi	3/1.0	1,372 (-8%)	14mo	$95,000	$69	52
1119 N Indiana St	0.66mi	3/1.5	1,485 (-1%)	21mo	$25,000	$17	48
1008 Utica Pl	0.42mi	3/3.0	1,607 (+7%)	20mo	$50,000	$31	44
1024 Xavier St	0.57mi	3/2.0	1,666 (+11%)	12mo	$140,000	$84	41
1221 Xavier St	0.58mi	4/3.0 (+1)	1,693 (+13%)	9mo	$227,000	$134	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.40×
• Total profit: $23,135
• Equity at exit: $8,797

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $62,295
• Equity at exit: $5,101

Cash invested: $16,520 (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 35224

• Home prices YoY: -16.2%
• Active inventory: 43
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $513

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 51%

Sensitivity live

Price	-10% $554	-5% $533	+0% $513	+5% $493	+10% $472
Rent	-10% $421	-5% $467	+0% $513	+5% $559	+10% $605
Rate	-1.0pp $543	-0.5pp $528	base $513	+0.5pp $498	+1.0pp $482

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5804 Norway Ave Birmingham, AL	2.0	2.0	1564	$1,200	$0.77	25d	1	0.57mi
4800 Norway Ave Birmingham, AL	3.0	1.0	1080	$1,200	$1.11	3d	1	0.65mi
1300 Yukon St Birmingham, AL	3.0	2.0	1038	$1,125	$1.08	45d	1	0.69mi
229 Oregon St Birmingham, AL	3.0	1.0	1044	$1,200	$1.15	17d	1	0.70mi
229 Oregon St Birmingham, AL	3.0	1.0	1044	$1,200	$1.15	16d	1	0.70mi
304 Nevada St Birmingham, AL	3.0	1.0	1160	$1,200	$1.03	45d	1	0.75mi
5223 Loop Rd Birmingham, AL	3.0	1.0	1392	$1,100	$0.79	45d	1	0.88mi
528 Oregon St Birmingham, AL	3.0	1.0	1165	$1,200	$1.03	45d	1	0.92mi
604 Lexington St Birmingham, AL	3.0	1.5	993	$1,200	$1.21	45d	1	1.04mi
960 Minor Dr Birmingham, AL	3.0	1.5	1299	$1,295	$1.00	25d	1	1.06mi
761 Crowne Rd Birmingham, AL	3.0	2.0	1068	$1,200	$1.12	3d	1	1.06mi
4623 6th Ave Birmingham, AL	3.0	1.0	1421	$1,175	$0.83	13d	1	1.08mi
538 Gulfport St Birmingham, AL	3.0	1.0	1036	$850	$0.82	45d	1	1.22mi
504 Templeton Rd Birmingham, AL	3.0	2.0	1508	$950	$0.63	5d	1	1.36mi
1050 McDonald Chapel Rd Birmingham, AL	3.0	1.5	1454	$1,250	$0.86	25d	1	1.40mi

Listing history 3 events

1. 2026-04-09
   status Pending
2. 2026-03-23
   listed $59,000 Active
3. 1986-07-01
   soldstatus $36,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,987
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$1,716
• Taxable income: $5,548
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $4,825/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — McDonald Chapel

• Score: 58/100
• State rank: #365
• US rank: #21203

Category grades

Amenities F Commute D Cost of living A+ Crime D- Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonald Chapel, AL
• Population (ZIP): 5,409

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 (69%)
• Race & ethnicity: Black 69% White 22% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 0%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -24.47%
• Current HPI: 126.3423
• Rent YoY: —
• Metro: —
• 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

+61.6% since first listed

3 events — show timeline

• 2026-04-09 Pending — Greater Alabama MLS
• 2026-03-23 Listed $59,000 Greater Alabama MLS
• 1986-07-01 Sold (Public Records) $36,500 Public Records