600 74th St S · Birmingham, AL 35206

$106,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 303 Days on market

Built 1964 7,840 sqft lot $103/sqft · 10% above area Est $97k · 10% 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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• ARV discount +3.2/15.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2 bath home with a basement garage, offering great space and flexibility. The spacious layout includes comfortable living areas and a full basement with garage access, ideal for storage, projects, or expansion potential. Located in a well-established neighborhood with convenient access to schools, parks, and major roadways. This property presents an excellent opportunity for homeowners or investors. Buyer to verify all items of importance.

Key facts

• Basement garage
• Full basement
• 7,840 sq ft lot

Tags

• BASEMENT GARAGE
• FULL BASEMENT
• WELL-ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+1.8%/yr); 130 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 32% of the median local income ($43k/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 $733 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 303 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1964 — 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: 1.07% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (median comp): $96,760
• List price: $106,000
• Delta: 9.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 72nd St S	0.33mi	3/1.0	1,015 (-1%)	2mo	$75,000	$74	81
7709 S 1st Ave	0.50mi	3/1.0	1,064 (+4%)	3mo	$60,000	$56	68
816 Vanderbilt St	0.59mi	3/1.0	1,096 (+7%)	3mo	$81,500	$74	58
7316 Rome Ave	0.54mi	3/1.0	944 (-8%)	5mo	$75,000	$79	58
758 Vanderbilt St	0.54mi	3/2.0	1,096 (+7%)	3mo	$175,000	$160	57
7916 5th Ave S	0.70mi	3/1.0	1,064 (+4%)	7mo	$145,000	$136	56
7432 Queenstown Ave	0.47mi	3/2.0	1,127 (+10%)	5mo	$179,000	$159	53
6817 Division Ave	0.71mi	3/1.0	1,104 (+8%)	3mo	$93,000	$84	52
7830 5th Ave S	0.61mi	3/1.0	1,151 (+12%)	2mo	$142,500	$124	50
7915 7th Ave S	0.69mi	3/1.0	1,162 (+13%)	1mo	$85,000	$73	45
6936 66th St S	0.71mi	3/1.0	880 (-14%)	7mo	$80,500	$91	38
6712 2nd Ave S	0.73mi	4/2.5 (+1)	1,132 (+10%)	2mo	$149,900	$132	36

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,810
• Equity at exit: $15,805

10-year hold

• IRR: 3.9%
• Equity multiple: 1.27×
• Total profit: $8,071
• Equity at exit: $9,165

Cash invested: $29,680 (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: 130
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$556
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $215

Break-even live

Break-even rent $864

Max offer price $106,000

Occupancy floor 76%

Sensitivity live

Price	-10% $275	-5% $245	+0% $215	+5% $185	+10% $155
Rent	-10% $126	-5% $170	+0% $215	+5% $260	+10% $305
Rate	-1.0pp $269	-0.5pp $242	base $215	+0.5pp $188	+1.0pp $160

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 71st St S Birmingham, AL	3.0	1.5	1024	$1,303	$1.27	3d	1	0.26mi
7129 3rd Ave S Birmingham, AL	3.0	2.0	1264	$1,095	$0.87	5d	1	0.29mi
7620 4th Ave S Birmingham, AL	3.0	1.0	1144	$1,025	$0.90	45d	1	0.31mi
7025 4th Ave S Birmingham, AL	3.0	1.0	1090	$845	$0.78	45d	1	0.33mi
630 77th St S Birmingham, AL	2.0	2.0	1100	$983	$0.89	4d	1	0.35mi
7213 Naples Ave Birmingham, AL	3.0	1.5	925	$1,100	$1.19	45d	1	0.38mi
7213 Naples Ave Birmingham, AL	3.0	1.5	937	$1,100	$1.17	13d	1	0.38mi
7330 1st Ave S Birmingham, AL	3.0	1.0	1299	$1,000	$0.77	3d	1	0.40mi
7728 Rugby Ave Birmingham, AL	2.0	1.0	700	$850	$1.21	45d	1	0.40mi
7701 7th Ave S Birmingham, AL	2.0	1.0	800	$850	$1.06	25d	1	0.41mi
7119 1st Ave S Birmingham, AL	2.0	1.0	720	$1,000	$1.39	45d	1	0.43mi
7404 Paris Ave Birmingham, AL	3.0	1.5	802	$1,200	$1.50	45d	1	0.43mi
7740 Rugby Ave Unit b Birmingham, AL	2.0	1.0	800	$1,100	$1.38	45d	1	0.43mi
7740 Rugby Ave Unit 2 Birmingham, AL	2.0	1.0	800	$1,000	$1.25	45d	1	0.43mi
7005 2nd Ave S Birmingham, AL	2.0	1.0	939	$950	$1.01	45d	1	0.46mi
7313 Paris Ave Birmingham, AL	3.0	2.0	1000	$1,395	$1.40	4d	1	0.46mi
7216 Paris Ave Birmingham, AL	3.0	1.5	966	$1,125	$1.16	20d	1	0.47mi
201 70th St S Birmingham, AL	2.0	1.0	989	$950	$0.96	45d	1	0.48mi
7721 1st Ave S Birmingham, AL	3.0	1.0	956	$949	$0.99	25d	1	0.53mi
7017 Division Ave Birmingham, AL	3.0	1.0	1100	$1,050	$0.95	45d	1	0.55mi
756 Vanderbilt St Birmingham, AL	3.0	2.0	1096	$1,000	$0.91	45d	1	0.55mi
7728 1st Ave S Apt C Birmingham, AL	2.0	1.0	950	$950	$1.00	45d	1	0.56mi
6732 Frankfort Ave Birmingham, AL	3.0	1.0	924	$995	$1.08	45d	1	0.58mi
7801 3rd Ave S Unit B Birmingham, AL	2.0	1.5	1100	$1,000	$0.91	45d	1	0.58mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,300	$1.30	45d	1	0.59mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,275	$1.27	5d	1	0.59mi
7815 4th Ave S Birmingham, AL	3.0	2.0	1496	$1,650	$1.10	3d	1	0.59mi
7829 3rd Ave S Birmingham, AL	3.0	1.5	1005	$1,025	$1.02	45d	1	0.64mi
7823 Rugby Ave Birmingham, AL	3.0	1.0	1023	$1,175	$1.15	45d	1	0.66mi
7827 Rugby Ave Birmingham, AL	3.0	1.0	1365	$850	$0.62	5d	1	0.67mi
836 Vanderbilt St Birmingham, AL	3.0	1.0	1072	$850	$0.79	25d	1	0.67mi
7825 Rugby Ct Birmingham, AL	2.0	1.0	929	$875	$0.94	23d	1	0.69mi
6820 Division Ave Birmingham, AL	3.0	2.0	1122	$1,050	$0.94	25d	1	0.69mi
6936 66th St S Birmingham, AL	3.0	1.0	880	$1,050	$1.19	45d	1	0.70mi
7931 7th Ave S Birmingham, AL	3.0	1.0	1320	$1,450	$1.10	45d	1	0.76mi
224 69th Pl N Birmingham, AL	3.0	1.0	894	$975	$1.09	45d	1	0.83mi
8035 4th Ave S Birmingham, AL	3.0	2.0	1096	$1,050	$0.96	45d	1	0.85mi
117 67th Pl N Birmingham, AL	3.0	1.0	1202	$800	$0.67	17d	1	0.85mi
832 79th Pl S Birmingham, AL	3.0	1.0	960	$1,250	$1.30	25d	1	0.86mi
8013 Rugby Ave Birmingham, AL	3.0	2.0	1460	$1,150	$0.79	25d	1	0.86mi

Listing history 7 events

1. 2025-09-26
   price $106,000 463-char remark

   Show marketing remark (463 chars)

   Charming 3 bedroom, 2 bath home with a basement garage, offering great space and flexibility. The spacious layout includes comfortable living areas and a full basement with garage access, ideal for storage, projects, or expansion potential. Located in a well-established neighborhood with convenient access to schools, parks, and major roadways. This property presents an excellent opportunity for homeowners or investors. Buyer to verify all items of importance.

2. 2025-07-31
   listed $107,000 Active 463-char remark

   Show marketing remark (463 chars)

   Charming 3 bedroom, 2 bath home with a basement garage, offering great space and flexibility. The spacious layout includes comfortable living areas and a full basement with garage access, ideal for storage, projects, or expansion potential. Located in a well-established neighborhood with convenient access to schools, parks, and major roadways. This property presents an excellent opportunity for homeowners or investors. Buyer to verify all items of importance.

3. 2025-04-03
   historical $995
4. 2024-11-08
   listed $995
5. 2022-07-28
   soldstatus $465,000
6. 2022-07-28
   soldstatus $679,000
7. 2015-01-29
   soldstatus $54,000

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $986 · $82/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 · 18 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: $13,633
• − Mortgage interest: −$5,938
• − Property taxes: −$986
• − Insurance: −$530
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,084
• Taxable income: $915
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $2,364/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

+96.3% since first listed

7 events — show timeline

• 2025-09-26 Price Changed $106,000 Greater Alabama MLS
• 2025-07-31 Listed $107,000 Greater Alabama MLS
• 2025-04-03 Rental Removed $995 RENTEC
• 2024-11-08 Listed for Rent $995 RENTEC
• 2022-07-28 Sold (Public Records) $679,000 Public Records
• 2022-07-28 Sold (Public Records) $465,000 Public Records
• 2015-01-29 Sold (Public Records) $54,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $986 · +0.0% YoY. Source: county tax records.