5103 Terrace M · Birmingham, AL 35208

$60,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 149 Days on market

Built 1945 6,969 sqft lot $71/sqft · 15% below area Est $71k · 15% 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 +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS HOUSE HAS A METAL ROOF, FENCED BACKYARD, AND A HEATING & AIR UNIT THAT'S FAIRLY NEW. THE ROOMS ARE SPACIOUS AND THERE'S A LARGE HALLWAY CLOSET. THE GAS LOGS ARE OPERABLE AND THERE ARE HARDWOOD FLOORS. THE ELECTRICITY IS NOT ON SO BE CAREFUL AS YOU WALK THROUGH THE HOUSE. THE HOUSE IS BEING SOLD "AS iS" THIS CAN MAKE A GREAT STARTER HOME FOR LESS THAN AVERAGE RENT FOR A TWO BEDROOM APARTMENT. COME AND VIEW, YOU WILL NOT BE DISAPPOINTED. BUYER SHOULD VERIFY ALL ITEMS OF INTEREST. THE HOUSE MUST BE REVIEWED BEFORE AN OFFER WILL BE ACCEPTED.

Key facts

• Metal roof
• Gas logs
• Large hallway closet

Tags

• METAL ROOF
• FENCED BACKYARD
• HEATING AND AIR UNIT
• LARGE HALLWAY CLOSET
• GAS LOGS
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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-, 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: Rents rising fast (+7.2%/yr); 122 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); 72% 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 31% of the median local income ($39k/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 $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 + 7.2% 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 149 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $26k; list at $60k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.66% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.65%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $70,643
• List price: $60,000
• Delta: -15.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4813 Terrace M	0.15mi	2/1.0	842 (-1%)	12mo	$80,000	$95	82
5800 Court	0.39mi	2/1.0	860 (+1%)	6mo	$83,700	$97	74
5321 Avenue K	0.22mi	2/1.0	792 (-7%)	8mo	$30,100	$38	72
4944 Court G	0.68mi	2/1.0	869 (+2%)	1mo	$21,000	$24	64
1272 Pineview Rd	0.57mi	2/1.0	816 (-4%)	9mo	$60,000	$74	60
5115 Avenue P	0.29mi	2/1.0	760 (-11%)	12mo	$24,900	$33	59
5700 Avenue P	0.39mi	3/1.0 (+1)	936 (+10%)	7mo	$109,000	$116	54
940 47th St	0.52mi	3/1.0 (+1)	916 (+8%)	5mo	$49,000	$53	54
5512 Terrace J	0.34mi	3/1.0 (+1)	972 (+14%)	3mo	$22,000	$23	52
5848 Court Q	0.61mi	2/1.0	800 (-6%)	12mo	$45,000	$56	52
721 51st St	0.62mi	2/1.0	962 (+13%)	7mo	$67,000	$70	43
4929 Avenue R	0.75mi	2/1.0	962 (+13%)	5mo	$43,000	$45	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 · 7.24% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.10×
• Total profit: $18,486
• Equity at exit: $8,946

10-year hold

• IRR: 35.5%
• Equity multiple: 4.97×
• Total profit: $66,616
• 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 35208

• Home prices YoY: -18.1%
• Rents YoY: 7.2%
• Active inventory: 122
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $373

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 58%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1429 47th Street Ensley Unit ENSLEY Birmingham, AL	2.0	1.0	768	$750	$0.98	44d	1	0.24mi
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	44d	1	0.33mi
5714 Court M Unit 5720 Birmingham, AL	1.0	1.0	600	$700	$1.17	44d	1	0.36mi
5717 Avenue O Unit O Birmingham, AL	3.0	2.0	1029	$1,250	$1.21	44d	1	0.37mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	23d	1	0.39mi
5710 Monte Sano Dr Birmingham, AL	2.0	1.0	700	$950	$1.36	44d	1	0.45mi
1045 57th St Birmingham, AL	1.0	1.0	700	$775	$1.11	44d	1	0.45mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	19d	1	0.46mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	44d	1	0.51mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	44d	1	0.52mi
1604 44th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1100	$1,200	$1.09	23d	1	0.52mi
5712 Monte Sano Rd Birmingham, AL	2.0	1.0	700	$900	$1.29	44d	1	0.52mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	44d	1	0.56mi
920 47th Street Ensley Birmingham, AL	3.0	1.0	1070	$895	$0.84	3d	1	0.58mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	44d	1	0.59mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	44d	1	0.59mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	44d	1	0.60mi
1540 42nd Street Ensley Unit ENSLEY Birmingham, AL	2.0	1.0	899	$1,037	$1.15	44d	1	0.63mi
4724 Court R Birmingham, AL	2.0	1.0	1016	$895	$0.88	14d	1	0.64mi
1520 41st Street Ensley Birmingham, AL	3.0	2.0	1068	$1,195	$1.12	44d	1	0.68mi
813 46th St Fairfield, AL	2.0	1.0	1100	$825	$0.75	10d	1	0.69mi
1429 Warrior Rd Birmingham, AL	3.0	1.0	1036	$850	$0.82	16d	1	0.70mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	44d	1	0.72mi
1420 Warrior Rd Birmingham, AL	3.0	1.0	1061	$1,050	$0.99	44d	1	0.73mi
1272 Meadow Ln Birmingham, AL	2.0	1.0	744	$800	$1.08	44d	1	0.74mi
5503 Myron Massey Blvd Fairfield, AL	3.0	2.0	1119	$1,200	$1.07	44d	1	0.77mi
931 41st Street Ensley Birmingham, AL	2.0	1.5	1048	$995	$0.95	3d	1	0.77mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	0.81mi
1306 35th Street Ensley Birmingham, AL	3.0	2.0	1100	$1,173	$1.07	3d	1	0.81mi
1417 34th Street Ensley Birmingham, AL	3.0	1.0	1103	$1,025	$0.93	44d	1	0.84mi
1309 41st St Fairfield, AL	3.0	1.0	1070	$1,200	$1.12	44d	1	0.85mi
1528 34th Street Ensley Birmingham, AL	3.0	2.0	972	$1,073	$1.10	44d	1	0.89mi
621 Valley Rd Fairfield, AL	2.0	1.0	935	$900	$0.96	44d	1	0.90mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	44d	1	0.90mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	44d	1	0.99mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	1.00mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	44d	1	1.04mi
410 54th St Fairfield, AL	2.0	1.0	1068	$700	$0.66	3d	1	1.05mi
708 40th St Fairfield, AL	2.0	1.0	788	$650	$0.82	44d	1	1.09mi
1532 31st Street Ensley Birmingham, AL	2.0	1.0	839	$850	$1.01	44d	1	1.10mi

Listing history 8 events

1. 2026-06-03
   days on market $60,000 Active 149 DOM
2. 2026-06-02
   days on market $60,000 Active 148 DOM
3. 2026-06-01
   days on market $60,000 Active 147 DOM
4. 2026-05-31
   days on market $60,000 Active 146 DOM
5. 2026-03-26
   status Active 565-char remark

   Show marketing remark (565 chars)

   THIS HOUSE HAS A METAL ROOF, FENCED BACKYARD, AND A HEATING & AIR UNIT THAT'S FAIRLY NEW. THE ROOMS ARE SPACIOUS AND THERE'S A LARGE HALLWAY CLOSET. THE GAS LOGS ARE OPERABLE AND THERE ARE HARDWOOD FLOORS. THE ELECTRICITY IS NOT ON SO BE CAREFUL AS YOU WALK THROUGH THE HOUSE. THE HOUSE IS BEING SOLD "AS iS" THIS CAN MAKE A GREAT STARTER HOME FOR LESS THAN AVERAGE RENT FOR A TWO BEDROOM APARTMENT. COME AND VIEW, YOU WILL NOT BE DISAPPOINTED. BUYER SHOULD VERIFY ALL ITEMS OF INTEREST. THE HOUSE MUST BE REVIEWED BEFORE AN OFFER WILL BE ACCEPTED.

6. 2026-03-17
   historical Contingent 565-char remark

   Show marketing remark (565 chars)

   THIS HOUSE HAS A METAL ROOF, FENCED BACKYARD, AND A HEATING & AIR UNIT THAT'S FAIRLY NEW. THE ROOMS ARE SPACIOUS AND THERE'S A LARGE HALLWAY CLOSET. THE GAS LOGS ARE OPERABLE AND THERE ARE HARDWOOD FLOORS. THE ELECTRICITY IS NOT ON SO BE CAREFUL AS YOU WALK THROUGH THE HOUSE. THE HOUSE IS BEING SOLD "AS iS" THIS CAN MAKE A GREAT STARTER HOME FOR LESS THAN AVERAGE RENT FOR A TWO BEDROOM APARTMENT. COME AND VIEW, YOU WILL NOT BE DISAPPOINTED. BUYER SHOULD VERIFY ALL ITEMS OF INTEREST. THE HOUSE MUST BE REVIEWED BEFORE AN OFFER WILL BE ACCEPTED.

7. 2026-01-03
   listed $60,000 Active 565-char remark

   Show marketing remark (565 chars)

   THIS HOUSE HAS A METAL ROOF, FENCED BACKYARD, AND A HEATING & AIR UNIT THAT'S FAIRLY NEW. THE ROOMS ARE SPACIOUS AND THERE'S A LARGE HALLWAY CLOSET. THE GAS LOGS ARE OPERABLE AND THERE ARE HARDWOOD FLOORS. THE ELECTRICITY IS NOT ON SO BE CAREFUL AS YOU WALK THROUGH THE HOUSE. THE HOUSE IS BEING SOLD "AS iS" THIS CAN MAKE A GREAT STARTER HOME FOR LESS THAN AVERAGE RENT FOR A TWO BEDROOM APARTMENT. COME AND VIEW, YOU WILL NOT BE DISAPPOINTED. BUYER SHOULD VERIFY ALL ITEMS OF INTEREST. THE HOUSE MUST BE REVIEWED BEFORE AN OFFER WILL BE ACCEPTED.

8. 1990-07-25
   soldstatus $26,500

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $11,965
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$1,745
• Taxable income: $3,744
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $3,578/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): 13,412
• Household income: $38,561
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 573.0

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 (94%)
• Race & ethnicity: Black 94% White 4% Hispanic / Latino 2% Two or more races 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -33.99%
• Current HPI: 153.414
• Rent YoY: ▲ 7.24%
• 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

+126.4% since first listed

4 events — show timeline

• 2026-03-26 Relisted — Greater Alabama MLS
• 2026-03-17 Contingent — Greater Alabama MLS
• 2026-01-03 Listed $60,000 Greater Alabama MLS
• 1990-07-25 Sold (Public Records) $26,500 Public Records