6101 Warner St · Birmingham, AL 35228

$60,000

3 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 358 Days on market

Built 1981 6,969 sqft lot Est $52k · 15% over

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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 +30.0/30.0
• 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
• ARV discount +0.9/15.0
• Schools +0.9/10.0

Listing remarks

Investor Special!! This 3-bedroom, 1-bath home is a true fixer-upper with incredible potential. Located in the up-and-coming Brewer Place community, this property is perfect for savvy investors looking to renovate and add value. Whether you're aiming to flip, rent, or hold, this is an excellent opportunity to get into a growing area at an unbeatable price. With solid bones and a spacious layout, this home is ready for your vision and upgrades. Don't miss out on this diamond in the rough—opportunities like this don’t last long!

Key facts

• Solid bones
• Spacious layout
• 6,969 sq ft lot

Tags

• BREWER PLACE COMMUNITY
• SPACIOUS LAYOUT
• SOLID BONES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $415 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 + 0.0% 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 358 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.96% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.93%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $52,283
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5928 Warner St	0.11mi	3/1.0	999 (-6%)	2mo	$37,500	$38	83
520 Brewer Dr	0.25mi	3/1.0	1,040 (-2%)	2mo	$95,000	$91	83
6012 Alice Ave	0.11mi	3/1.0	1,020 (-4%)	17mo	$50,000	$49	73
6001 Ivy St	0.11mi	3/1.0	966 (-10%)	8mo	$75,000	$78	72
5817 Ellington St	0.24mi	3/1.0	1,018 (-5%)	12mo	$15,000	$15	71
333 Lexington Ave	0.52mi	3/2.0	1,095 (+3%)	20mo	$130,000	$119	51
5737 King Dr	0.74mi	3/1.5	1,056 (-1%)	15mo	$43,000	$41	49
5741 King Dr	0.74mi	3/1.0	1,009 (-5%)	14mo	$45,000	$45	45

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: 30.6%
• Equity multiple: 2.23×
• Total profit: $20,654
• Equity at exit: $8,946

10-year hold

• IRR: 36.1%
• Equity multiple: 3.87×
• Total profit: $48,223
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$315
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $531

Break-even live

Break-even rent $506

Max offer price $60,000

Occupancy floor 50%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6029 Ivy St Birmingham, AL	4.0	2.0	1234	$1,200	$0.97	43d	1	0.07mi
6025 Ivy St Birmingham, AL	4.0	2.0	1232	$1,300	$1.06	43d	1	0.07mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	43d	1	0.12mi
5912 Owen St Bessemer, AL	3.0	1.5	1192	$1,300	$1.09	43d	1	0.24mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	3d	1	0.25mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	43d	1	0.39mi
5107 5th St N Bessemer, AL	2.0	1.0	775	$950	$1.23	43d	1	0.41mi
5704 14th St S Bessemer, AL	2.0	2.0	1024	$850	$0.83	16d	1	0.48mi
5709 13th St S Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	43d	1	0.54mi
5906 5th St S Bessemer, AL	2.0	1.0	916	$900	$0.98	23d	1	0.59mi
5703 Avenue O Unit O Bessemer, AL	2.0	1.0	936	$800	$0.85	43d	1	0.76mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	43d	1	1.14mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	43d	1	1.14mi
1254 Lewis St Brighton, AL	3.0	1.0	1200	$850	$0.71	43d	1	1.14mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	43d	1	1.15mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	14d	1	1.15mi
3225 4th Ave N Bessemer, AL	3.0	2.0	1486	$1,300	$0.87	23d	1	1.16mi
3230 Arlington Ave Bessemer, AL	2.0	2.0	1236	$795	$0.64	43d	1	1.16mi
5624 Cairo Ave Birmingham, AL	4.0	2.0	1386	$1,200	$0.87	43d	1	1.24mi
3216 Avenue B Unit B Bessemer, AL	3.0	2.0	1220	$1,100	$0.90	43d	1	1.30mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	23d	1	1.32mi
832 Alden Ave Birmingham, AL	4.0	2.0	1231	$1,150	$0.93	23d	1	1.38mi
3019 7th Ave N Bessemer, AL	3.0	1.0	1080	$1,050	$0.97	43d	1	1.42mi
830 Burwell St Birmingham, AL	3.0	1.5	1011	$1,200	$1.19	43d	1	1.49mi

Listing history 8 events

1. 2026-04-02
   status Pending
2. 2026-04-02
   status Active
3. 2026-03-29
   historical
4. 2025-06-04
   status Active
5. 2025-05-03
   historical Contingent
6. 2025-04-21
   status Active
7. 2025-04-09
   historical Contingent
8. 2025-03-28
   listed $60,000 Active

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $725 · $60/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 7/10 Severe 7 d/yr ≥107°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: $14,143
• − Mortgage interest: −$3,361
• − Property taxes: −$725
• − Insurance: −$300
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$1,745
• Taxable income: $5,749
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $4,993/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): 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

8 events — show timeline

• 2026-04-02 Pending — Greater Alabama MLS
• 2026-04-02 Relisted — Greater Alabama MLS
• 2026-03-29 Delisted — Greater Alabama MLS
• 2025-06-04 Relisted — Greater Alabama MLS
• 2025-05-03 Contingent — Greater Alabama MLS
• 2025-04-21 Relisted — Greater Alabama MLS
• 2025-04-09 Contingent — Greater Alabama MLS
• 2025-03-28 Listed $60,000 Greater Alabama MLS

Property tax history

+0.2%/yr

Latest (2025): $725 · +0.0% YoY. Source: county tax records.