809 Catherine St · Birmingham, AL 35215

$89,900

3 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 45 Days on market

Built 1934 0.44 ac lot Est $122k · 26% 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 +9.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

I need LOVE! I have great bones - Solid. They do not build them like me anymore. Update me! I have the canvas; I just need a talented and willing painter. Almost 1/2 Acre, flat yard, in the Center of Roebuck. However, I am very PRIVATE, with Mature Trees and foliage to the right and left. High private cinder block wall to the rear. 2 Beds and 1 Bath but could be converted two a 3 bedroom easily. Two den areas, wood burning fireplace converted to gas with gas logs. Package unit central HVAC. Slate roof and newer 3D shingle roof on add on area and garage/shop. One more additional shop on the back of property.

Key facts

• 0.44 acre lot
• Built 1934
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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-, 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: Martha Gaskins K5 (math 0% / reading 15%, grade F, #598 of 627 statewide, top 96%, 509 students, 87% FRL); Huffman High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 1,147 students, 72% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 334 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 $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 5519% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1934 — 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.46% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.73%
• DSCR: 1.79
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $121,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Five Mile Rd	0.39mi	3/2.0	1,532 (+0%)	4mo	$115,000	$75	73
741 Martinwood Rd	0.35mi	3/2.0	1,563 (+3%)	6mo	$185,000	$118	70
801 Martinwood Ln	0.39mi	3/1.5	1,404 (-8%)	5mo	$80,000	$57	62
905 Idlewood Cir	0.47mi	3/1.0	1,659 (+9%)	3mo	$127,000	$77	61
458 Gene Reed Rd	0.25mi	3/2.0	1,350 (-11%)	8mo	$145,000	$107	59
913 N Martinwood Dr	0.43mi	3/1.5	1,744 (+14%)	1mo	$112,000	$64	53
600 Annie Laura Dr	0.54mi	4/2.0 (+1)	1,617 (+6%)	6mo	$129,995	$80	51
616 Ferndale Cir	0.72mi	4/2.5 (+1)	1,640 (+8%)	1mo	$255,000	$155	42
932 Charles Ct	0.74mi	4/2.0 (+1)	1,430 (-6%)	5mo	$140,000	$98	42
939 Hillcrest Ave	0.73mi	3/1.0	1,303 (-14%)	2mo	$169,000	$130	40
508 Rollingwood Rd	0.71mi	3/1.0	1,332 (-13%)	8mo	$42,000	$32	39
942 Hillcrest Ave	0.71mi	3/2.0	1,680 (+10%)	8mo	$92,000	$55	39

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.37×
• Total profit: $9,220
• Equity at exit: $13,404

10-year hold

• IRR: 18.5%
• Equity multiple: 2.55×
• Total profit: $38,942
• Equity at exit: $7,773

Cash invested: $25,172 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 334
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$471
• Tax from tax record: −$158 /mo · $1,898/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $372

Break-even live

Break-even rent $844

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $423	-5% $397	+0% $372	+5% $346	+10% $321
Rent	-10% $268	-5% $320	+0% $372	+5% $424	+10% $476
Rate	-1.0pp $417	-0.5pp $395	base $372	+0.5pp $349	+1.0pp $325

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
832 Meadowbrook Dr Birmingham, AL	3.0	2.0	1228	$1,225	$1.00	24d	1	0.25mi
912 Meadowbrook Dr Birmingham, AL	3.0	1.0	1178	$1,100	$0.93	44d	1	0.28mi
929 Meadowbrook Dr Birmingham, AL	3.0	2.0	1649	$1,200	$0.73	12d	1	0.29mi
940 Meadowbrook Dr Birmingham, AL	4.0	1.0	1149	$1,300	$1.13	44d	1	0.35mi
736 Gene Reed Rd Birmingham, AL	3.0	2.0	1353	$1,220	$0.90	44d	1	0.37mi
932 Five Mile Rd Birmingham, AL	3.0	1.5	1200	$1,175	$0.98	19d	1	0.43mi
417 Price Dr Birmingham, AL	4.0	2.0	1584	$1,395	$0.88	24d	1	0.44mi
945 Elizabeth Dr Birmingham, AL	3.0	1.0	1227	$1,125	$0.92	3d	1	0.47mi
520 Camellia Rd Birmingham, AL	3.0	1.0	1053	$1,100	$1.04	3d	1	0.55mi
726 Orchard Rd Birmingham, AL	3.0	1.0	1120	$1,095	$0.98	44d	1	0.65mi
921 Charles Ct Birmingham, AL	4.0	2.0	1529	$1,450	$0.95	44d	1	0.66mi
216 Sanford Dr Birmingham, AL	3.0	1.5	1134	$1,200	$1.06	44d	1	0.71mi
1112 Violet Dr Birmingham, AL	3.0	2.0	1414	$1,600	$1.13	12d	1	0.78mi
9228 Brookhurst Dr Birmingham, AL	3.0	1.0	1146	$999	$0.87	44d	1	0.82mi
1177 Five Mile Rd Birmingham, AL	3.0	2.0	1636	$1,100	$0.67	44d	1	0.93mi
433 Orchid Rd Birmingham, AL	3.0	1.0	1162	$1,255	$1.08	16d	1	0.95mi
901 Eldorado Dr Birmingham, AL	4.0	2.0	1680	$1,415	$0.84	15d	1	0.95mi
933 Edwards Lake Rd Birmingham, AL	3.0	2.0	1684	$1,360	$0.81	3d	1	0.96mi
957 Hickory Cir Birmingham, AL	3.0	2.0	1364	$1,195	$0.88	3d	1	0.97mi
120 Shawnee Ln NW Birmingham, AL	3.0	1.0	1120	$1,075	$0.96	44d	1	1.00mi
925 Eldorado Dr Birmingham, AL	3.0	1.0	1312	$1,231	$0.94	44d	1	1.02mi
1028 Broadmoor Dr Birmingham, AL	3.0	1.0	1079	$1,085	$1.01	3d	1	1.03mi
1037 Dawn Dr Birmingham, AL	4.0	1.0	1532	$1,295	$0.85	12d	1	1.04mi
252 Westwood Dr Birmingham, AL	3.0	1.5	1124	$1,400	$1.25	2d	1	1.10mi
1153 Linwood St Birmingham, AL	3.0	2.0	1250	$1,295	$1.04	3d	1	1.13mi
241 Mamie Ln Birmingham, AL	3.0	2.0	1242	$1,495	$1.20	3d	1	1.14mi
221 Lawson Rd Birmingham, AL	3.0	1.5	1102	$1,325	$1.20	24d	1	1.14mi
1108 Sherwood Forest Dr Birmingham, AL	3.0	1.5	1118	$1,370	$1.23	44d	1	1.17mi
217 Killough Dr Birmingham, AL	3.0	2.0	1212	$1,200	$0.99	15d	1	1.19mi
316 Pine St Birmingham, AL	3.0	1.0	1232	$1,100	$0.89	44d	1	1.19mi
1225 Birchwood St Birmingham, AL	3.0	2.0	1092	$1,175	$1.08	3d	1	1.23mi
1259 Huffman Rd Center Point, AL	3.0	2.0	1662	$1,556	$0.94	44d	1	1.23mi
1232 Oakwood St Birmingham, AL	3.0	1.5	1301	$1,223	$0.94	24d	1	1.26mi
1108 Hob Hill Rd Birmingham, AL	3.0	1.5	1646	$1,600	$0.97	16d	1	1.26mi
1237 Linwood St Birmingham, AL	3.0	1.5	1066	$995	$0.93	44d	1	1.27mi
108 13th Ave NW Center Point, AL	4.0	2.0	1444	$1,265	$0.88	24d	1	1.32mi
1301 5th Pl NW Center Point, AL	3.0	1.0	1170	$1,100	$0.94	3d	1	1.33mi
400 13th Ave NW Birmingham, AL	2.0	1.0	1100	$890	$0.81	44d	1	1.33mi
405 13th Ct NW Center Point, AL	4.0	1.5	1248	$1,415	$1.13	21d	1	1.34mi
1128 Lay Dr Birmingham, AL	3.0	1.5	1700	$1,410	$0.83	12d	1	1.34mi

Listing history 5 events

1. 2025-02-24
   historical $1,600
2. 2024-11-14
   listed $1,600
3. 2024-09-16
   soldstatus $85,000
4. 2024-09-14
   status Pending
5. 2024-07-31
   listed $89,900 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: $1,898 · $158/mo
• Projected year-2 tax: $1,898 · $158/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 ≥105°F today · 20 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: $15,782
• − Mortgage interest: −$5,036
• − Property taxes: −$1,898
• − Insurance: −$450
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,615
• Taxable income: $3,258
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,681/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: 22,599
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

-98.2% since first listed

5 events — show timeline

• 2025-02-24 Rental Removed $1,600 APPFOLIO
• 2024-11-14 Listed for Rent $1,600 APPFOLIO
• 2024-09-16 Sold (Public Records) $85,000 Public Records
• 2024-09-14 Pending — Greater Alabama MLS
• 2024-07-31 Listed $89,900 Greater Alabama MLS

Property tax history

+10.3%/yr

Latest (2025): $1,898 · +108.1% YoY. Source: county tax records.