6824 Frankfort Ave · Birmingham, AL 35212

$118,900

3 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 115 Days on market

Built 1980 9,583 sqft lot $119/sqft · 53% above area

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Why this score? — see what drove the D+ 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Let's make this home your home. 1st time home buyer, here is a great opportunity for you. 3 bedroom, 1 full bath, living room, eat-in-kitchen over looking large deck on back. Lg storage house in the back yard, large fence yard. A/C 5 yrs old and new window were installed 2016. Why wait? Call today for your viewing!!!!

Key facts

• 9,583 sq ft lot
• Built 1980
• Listed 115 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (6.0% below list).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.2% in Birmingham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools F, crime 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.
• Market conditions: 79 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 37% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $822 of loan paydown is wiped out by about $4k 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 115 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 49% 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 $108,199 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (median comp): $77,723
• List price: $118,900
• Delta: 52.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6821 65th St S	0.32mi	3/1.0	1,013 (+1%)	7mo	$45,000	$44	78
221 72nd St S	0.44mi	3/1.0	1,015 (+1%)	2mo	$75,000	$74	76
7213 Higdon Rd	0.28mi	3/1.5	1,008 (+1%)	12mo	$60,000	$60	74
6511 3rd Ave S	0.41mi	3/1.0	1,020 (+2%)	10mo	$25,000	$25	70
6924 67th St S	0.16mi	2/1.0 (-1)	916 (-9%)	8mo	$15,000	$16	67
6713 Harve Ave	0.25mi	2/1.0 (-1)	936 (-7%)	9mo	$35,000	$37	65
6936 66th St S	0.23mi	3/1.0	880 (-12%)	7mo	$80,500	$91	63
6817 Division Ave	0.46mi	3/1.0	1,104 (+10%)	3mo	$93,000	$84	59
220 69th Pl N	0.71mi	3/1.0	1,000 (-0%)	13mo	$45,500	$46	56
7005 S 1st Ave	0.42mi	2/1.0 (-1)	930 (-7%)	12mo	$72,000	$77	54
6712 2nd Ave S	0.35mi	4/2.5 (+1)	1,132 (+13%)	2mo	$149,900	$132	49
521 Athens Ct	0.71mi	3/1.0	876 (-13%)	10mo	$48,000	$55	38

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-9,442
• Equity at exit: $17,728

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,316
• Equity at exit: $10,280

Cash invested: $33,292 (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 35212

• Active inventory: 79
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$624
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $155

Break-even live

Break-even rent $921

Max offer price $118,900

Occupancy floor 81%

Sensitivity live

Price	-10% $222	-5% $189	+0% $155	+5% $121	+10% $88
Rent	-10% $67	-5% $111	+0% $155	+5% $199	+10% $243
Rate	-1.0pp $215	-0.5pp $185	base $155	+0.5pp $124	+1.0pp $93

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6732 Frankfort Ave Birmingham, AL	3.0	1.0	924	$995	$1.08	45d	1	0.07mi
6936 66th St S Birmingham, AL	3.0	1.0	880	$1,050	$1.19	45d	1	0.22mi
605 71st St S Birmingham, AL	3.0	1.5	1024	$1,303	$1.27	3d	1	0.24mi
7025 4th Ave S Birmingham, AL	3.0	1.0	1090	$845	$0.78	45d	1	0.26mi
7005 2nd Ave S Birmingham, AL	2.0	1.0	939	$950	$1.01	45d	1	0.36mi
201 70th St S Birmingham, AL	2.0	1.0	989	$950	$0.96	45d	1	0.37mi
7129 3rd Ave S Birmingham, AL	3.0	2.0	1264	$1,095	$0.87	4d	1	0.40mi
417 Athens Ave Birmingham, AL	3.0	1.5	978	$1,250	$1.28	25d	1	0.43mi
7119 1st Ave S Birmingham, AL	2.0	1.0	720	$1,000	$1.39	45d	1	0.50mi
6820 Division Ave Birmingham, AL	3.0	2.0	1122	$1,050	$0.94	25d	1	0.51mi
7017 Division Ave Birmingham, AL	3.0	1.0	1100	$1,050	$0.95	45d	1	0.52mi
117 67th Pl N Birmingham, AL	3.0	1.0	1202	$800	$0.67	17d	1	0.64mi
7213 Naples Ave Birmingham, AL	3.0	1.5	925	$1,100	$1.19	45d	1	0.65mi
7213 Naples Ave Birmingham, AL	3.0	1.5	937	$1,100	$1.17	13d	1	0.65mi
7330 1st Ave S Birmingham, AL	3.0	1.0	1299	$1,000	$0.77	3d	1	0.67mi
6309 3rd Ave S Birmingham, AL	4.0	2.0	1228	$1,495	$1.22	3d	1	0.68mi
601 Dublin Ave Birmingham, AL	4.0	1.5	1288	$1,050	$0.82	45d	1	0.70mi
126 66th Pl N Birmingham, AL	2.0	1.0	1038	$1,200	$1.16	16d	1	0.70mi
516 Athens Ct Birmingham, AL	2.0	1.0	738	$1,123	$1.52	3d	1	0.72mi
224 69th Pl N Birmingham, AL	3.0	1.0	894	$975	$1.09	45d	1	0.74mi
7216 Paris Ave Birmingham, AL	3.0	1.5	966	$1,125	$1.16	20d	1	0.75mi
532 Athens Ct Birmingham, AL	3.0	1.0	1138	$1,125	$0.99	45d	1	0.76mi
7620 4th Ave S Birmingham, AL	3.0	1.0	1144	$1,025	$0.90	45d	1	0.80mi
7716 Sunrise Cir Birmingham, AL	1.0–2.0	1.0	795	$1,000	$1.26	45d	1	0.81mi
7313 Paris Ave Birmingham, AL	3.0	2.0	1000	$1,395	$1.40	4d	1	0.81mi
630 77th St S Birmingham, AL	2.0	2.0	1100	$983	$0.89	4d	1	0.83mi
7404 Paris Ave Birmingham, AL	3.0	1.5	802	$1,200	$1.50	45d	1	0.84mi
559 63rd St S Birmingham, AL	3.0	1.0	930	$1,000	$1.08	4d	1	0.85mi
7728 Rugby Ave Birmingham, AL	2.0	1.0	700	$850	$1.21	45d	1	0.90mi
573 61st St S Birmingham, AL	2.0	1.0	800	$850	$1.06	45d	1	0.91mi
7701 7th Ave S Birmingham, AL	2.0	1.0	800	$850	$1.06	25d	1	0.92mi
7740 Rugby Ave Unit 2 Birmingham, AL	2.0	1.0	800	$1,000	$1.25	45d	1	0.93mi
7740 Rugby Ave Unit b Birmingham, AL	2.0	1.0	800	$1,100	$1.38	45d	1	0.93mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,275	$1.27	4d	1	0.96mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,300	$1.30	45d	1	0.96mi
7721 1st Ave S Birmingham, AL	3.0	1.0	956	$949	$0.99	25d	1	0.97mi
7728 1st Ave S Apt C Birmingham, AL	2.0	1.0	950	$950	$1.00	45d	1	0.99mi
6241 Crest Green Rd Birmingham, AL	3.0	2.0	1380	$1,210	$0.88	25d	1	1.01mi
756 Vanderbilt St Birmingham, AL	3.0	2.0	1096	$1,000	$0.91	45d	1	1.02mi
7801 3rd Ave S Unit B Birmingham, AL	2.0	1.5	1100	$1,000	$0.91	45d	1	1.06mi

Listing history 18 events

1. 2026-06-21
   days on market $118,900 Active 115 DOM
2. 2026-06-18
   days on market $118,900 Active 112 DOM
3. 2026-06-17
   days on market $118,900 Active 111 DOM
4. 2026-06-16
   days on market $118,900 Active 110 DOM
5. 2026-06-15
   days on market $118,900 Active 109 DOM
6. 2026-06-13
   days on market $118,900 Active 107 DOM
7. 2026-06-10
   days on market $118,900 Active 104 DOM
8. 2026-06-09
   days on market $118,900 Active 103 DOM
9. 2026-06-08
   days on market $118,900 Active 102 DOM
10. 2026-06-07
    days on market $118,900 Active 101 DOM
11. 2026-06-03
    days on market $118,900 Active 97 DOM
12. 2026-06-02
    days on market $118,900 Active 96 DOM
13. 2026-06-01
    days on market $118,900 Active 95 DOM
14. 2026-05-31
    days on market $118,900 Active 94 DOM
15. 2026-02-26
    listed $120,000 Active 333-char remark

    Show marketing remark (333 chars)

    Welcome Home! Let's make this home your home. 1st time home buyer, here is a great opportunity for you. 3 bedroom, 1 full bath, living room, eat-in-kitchen over looking large deck on back. Lg storage house in the back yard, large fence yard. A/C 5 yrs old and new window were installed 2016. Why wait? Call today for your viewing!!!!

16. 2009-10-01
    soldstatus $79,900
17. 1999-02-03
    soldstatus $52,000
18. 1980-06-18
    soldstatus $29,650

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $658 · $55/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 1/10 Low
• 🌡 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 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,409
• − Mortgage interest: −$6,660
• − Property taxes: −$658
• − Insurance: −$594
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,459
• Taxable loss: −$108
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $1,885/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): 10,160
• Household income: $36,633
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 798.0

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 (68%)
• Race & ethnicity: Black 68% White 24% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -190.24%
• Current HPI: 120.1264
• Rent YoY: —
• 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

+304.7% since first listed

4 events — show timeline

• 2026-02-26 Listed $120,000 Greater Alabama MLS
• 2009-10-01 Sold (Public Records) $79,900 Public Records
• 1999-02-03 Sold (Public Records) $52,000 Public Records
• 1980-06-18 Sold (Public Records) $29,650 Public Records

Property tax history

+5.4%/yr

Latest (2025): $658 · +0.0% YoY. Source: county tax records.