720 S 83rd St · Birmingham, AL 35206

$95,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 21 Days on market

Built 1952 6,969 sqft lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Investors and future homeowners, Welcome to this beautifully updated single family home featuring 2 spacious bedrooms, a renovated bathroom, and a separate laundry area for added convenience. The home boasts a spacious eat in kitchen, hard wood floors, and a split basement perfect for extra storage . This property offers modern living with nice interior and exterior paint (only a year or 2 old), updated flooring, updated windows, and updated light fixtures throughout. Outside offers a private backyard, for relaxing or entertaining with plenty of space. Come check it out for yourself

Key facts

• Renovated bathroom
• Private backyard
• Updated flooring

Tags

• RENOVATED BATHROOM
• SEPARATE LAUNDRY AREA
• SPACIOUS EAT IN KITCHEN
• SPLIT BASEMENT
• PRIVATE BACKYARD
• UPDATED FLOORING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Single-family residence (existing); Located in the East Lake subdivision
• Construction: Wood siding; Crawl space foundation
• Exterior features: Front porch

Interior

• Kitchen: Laminate countertops
• Bedrooms: Two bedrooms on main level; Den/family room on main level
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom with tub/shower combo (shared bath)
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: Ceilings: other (see remarks); Attic with pull-down access; Has laundry
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Robinson Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 344 students, 85% FRL); Woodlawn High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 738 students, 91% FRL).
• Market conditions: Rents rising (+1.8%/yr); 128 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $95k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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 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?
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: 1.10% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $42,768
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 83rd Pl S	0.11mi	2/1.0	780 (-2%)	16mo	$42,000	$54	79
706 80th Pl S	0.31mi	2/1.0	828 (+4%)	13mo	$130,000	$157	67
7901 6th Ave S	0.47mi	2/1.0	848 (+7%)	18mo	$15,000	$18	51
8214 6th Ave S	0.16mi	3/1.0 (+1)	900 (+14%)	17mo	$45,000	$50	51
7808 Vienna Ave	0.58mi	2/1.0	904 (+14%)	5mo	$51,000	$56	45
7726 7th Ave S	0.59mi	2/1.0	898 (+13%)	23mo	$32,500	$36	31

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-3,594
• Equity at exit: $14,165

10-year hold

• IRR: 4.7%
• Equity multiple: 1.33×
• Total profit: $8,710
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$498
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $205

Break-even live

Break-even rent $788

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 82nd Pl S Birmingham, AL	3.0	1.0	896	$1,023	$1.14	3d	1	0.09mi
636 83rd Pl S Birmingham, AL	2.0	2.0	1062	$1,175	$1.11	44d	1	0.10mi
624 83rd Pl S Birmingham, AL	2.0	1.0	780	$975	$1.25	44d	1	0.11mi
8122 Rugby Ave Unit B Birmingham, AL	2.0	1.0	900	$795	$0.88	44d	1	0.16mi
764 81st St S Unit B Birmingham, AL	2.0	1.0	800	$800	$1.00	44d	1	0.27mi
8408 5th Ave S Birmingham, AL	3.0	1.0	890	$1,295	$1.46	10d	1	0.29mi
8408 5th Ave S Birmingham, AL	3.0	1.0	1100	$1,528	$1.39	44d	1	0.29mi
8229 9th Ave S Birmingham, AL	2.0	1.0	997	$1,195	$1.20	3d	1	0.31mi
8035 4th Ave S Birmingham, AL	3.0	2.0	1096	$1,050	$0.96	44d	1	0.37mi
8129 2nd Ave S Unit B Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	0.43mi
8240 2nd Ave S Birmingham, AL	2.0	1.0	990	$875	$0.88	24d	1	0.44mi
832 79th Pl S Birmingham, AL	3.0	1.0	960	$1,250	$1.30	24d	1	0.51mi
7823 Rugby Ave Birmingham, AL	3.0	1.0	1023	$1,175	$1.15	44d	1	0.51mi
425 87th St S Birmingham, AL	2.0	1.0	890	$1,077	$1.21	44d	1	0.53mi
7825 Rugby Ct Birmingham, AL	2.0	1.0	929	$875	$0.94	21d	1	0.54mi
8021 1st Ave S Unit A Birmingham, AL	3.0	1.0	980	$950	$0.97	24d	1	0.57mi
7829 3rd Ave S Birmingham, AL	3.0	1.5	1005	$1,025	$1.02	44d	1	0.59mi
7808 Vienna Ave Birmingham, AL	2.0	1.0	904	$850	$0.94	44d	1	0.60mi
7801 3rd Ave S Unit B Birmingham, AL	2.0	1.5	1100	$1,000	$0.91	44d	1	0.65mi
756 Vanderbilt St Birmingham, AL	3.0	2.0	1096	$1,000	$0.91	44d	1	0.68mi
836 Vanderbilt St Birmingham, AL	3.0	1.0	1072	$850	$0.79	24d	1	0.70mi
7740 Rugby Ave Unit b Birmingham, AL	2.0	1.0	800	$1,100	$1.38	44d	1	0.71mi
7740 Rugby Ave Unit 2 Birmingham, AL	2.0	1.0	800	$1,000	$1.25	44d	1	0.71mi
7701 7th Ave S Birmingham, AL	2.0	1.0	800	$850	$1.06	24d	1	0.72mi
7728 Rugby Ave Birmingham, AL	2.0	1.0	700	$850	$1.21	44d	1	0.74mi
409 Oporto Madrid Blvd Unit J Birmingham, AL	1.0	1.0	952	$850	$0.89	44d	1	0.81mi
630 77th St S Birmingham, AL	2.0	2.0	1100	$983	$0.89	3d	1	0.82mi
7721 1st Ave S Birmingham, AL	3.0	1.0	956	$949	$0.99	24d	1	0.83mi
7728 1st Ave S Apt C Birmingham, AL	2.0	1.0	950	$950	$1.00	44d	1	0.84mi
7404 Paris Ave Birmingham, AL	3.0	1.5	802	$1,200	$1.50	44d	1	0.91mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,300	$1.30	44d	1	0.92mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,275	$1.27	3d	1	0.92mi
7313 Paris Ave Birmingham, AL	3.0	2.0	1000	$1,395	$1.40	3d	1	1.01mi
8917 Roebuck Blvd Apt 11 Birmingham, AL	2.0	1.0	880	$725	$0.82	16d	1	1.12mi
7216 Paris Ave Birmingham, AL	3.0	1.5	966	$1,125	$1.16	19d	1	1.12mi
7213 Naples Ave Birmingham, AL	3.0	1.5	937	$1,100	$1.17	12d	1	1.16mi
7213 Naples Ave Birmingham, AL	3.0	1.5	925	$1,100	$1.19	44d	1	1.16mi
7119 1st Ave S Birmingham, AL	2.0	1.0	720	$1,000	$1.39	44d	1	1.39mi
605 71st St S Birmingham, AL	3.0	1.5	1024	$1,303	$1.27	2d	1	1.39mi
7025 4th Ave S Birmingham, AL	3.0	1.0	1090	$845	$0.78	44d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 21 DOM
2. 2026-06-17
   days on market $95,000 Active 20 DOM
3. 2026-06-16
   days on market $95,000 Active 19 DOM
4. 2026-06-15
   days on market $95,000 Active 18 DOM
5. 2026-06-13
   days on market $95,000 Active 16 DOM
6. 2026-06-10
   days on market $95,000 Active 13 DOM
7. 2026-06-09
   days on market $95,000 Active 12 DOM
8. 2026-06-08
   days on market $95,000 Active 11 DOM
9. 2026-06-07
   days on market $95,000 Active 10 DOM
10. 2026-06-03
    days on market $95,000 Active 6 DOM
11. 2026-06-02
    days on market $95,000 Active 5 DOM
12. 2026-06-01
    days on market $95,000 Active 4 DOM
13. 2026-05-31
    days on market $95,000 Active 3 DOM
14. 2026-05-28
    listed $95,000 Active
15. 2025-10-28
    price $79,000
16. 2025-08-20
    price $84,900
17. 2008-04-07
    soldstatus $50,000

ⓘ 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: $1,014 · $84/mo
• Projected year-2 tax: $1,014 · $84/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: $12,560
• − Mortgage interest: −$5,321
• − Property taxes: −$1,014
• − Insurance: −$475
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,764
• Taxable income: $977
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $2,221/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

+90.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $95,000 Greater Alabama MLS
• 2025-10-28 Price Changed $79,000 Greater Alabama MLS
• 2025-08-20 Price Changed $84,900 Greater Alabama MLS
• 2008-04-07 Sold (Public Records) $50,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,014 · +2.5% YoY. Source: county tax records.