832 Gamma St S · Birmingham, AL 35205

$77,300

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 9 Days on market

Built 1967 3,920 sqft lot $70/sqft · 7% above area Est $72k · 7% 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
• ARV discount +4.4/15.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Brick one level in convenient location to Southside and interstate. Driveway parking. Hardwood floors. No appliances will remain.

Key facts

• Driveway parking
• Hardwood floors
• 3,920 sq ft lot

Tags

• DRIVEWAY PARKING
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Subdivision: ROTHOLZ

Exterior

• Parking: Driveway parking
• Security: No security features listed
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: Existing construction; Single-story (all main level rooms listed)
• Construction: One-side brick exterior; Crawl space foundation
• Exterior features: No pool, patio, deck, or garden listed; Not waterfront; Lot view: none

Interior

• Kitchen: Laminate countertops
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom with tub/shower combination on main level
• Heating & cooling: Electric heating; Central cooling
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Cap rate 14.5% 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: Washington K8 (math 5% / reading 18%, grade F, #556 of 627 statewide, top 89%, 567 students, 92% FRL); Parker High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 826 students, 90% FRL).
• Market conditions: Rents rising (+2.6%/yr); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/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 $534 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 + 2.6% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $77k implies a 277% gain — meaningful room to come down on a strong offer.

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 $77,300

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 14.47%
• Cash-on-cash: 29.20%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (median comp): $72,339
• List price: $77,300
• Delta: 16.12%
• 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
741 Center Pl	0.47mi	3/1.0	1,101 (-1%)	2mo	$141,000	$128	75
728 Center Pl SW	0.49mi	3/1.0	1,143 (+3%)	1mo	$140,000	$122	72
216 S 3rd Ave	0.49mi	3/1.0	1,143 (+3%)	2mo	$75,000	$66	71
1724 1st Pl S	0.17mi	3/1.0	1,250 (+13%)	1mo	$85,000	$68	70
417 Goldwire St SW	0.63mi	3/1.0	1,107 (-0%)	2mo	$95,000	$86	68
2019 Hollins Dr	0.51mi	3/2.0	1,120 (+1%)	5mo	$165,000	$147	66
45 5th Ct	0.35mi	3/2.0	1,200 (+8%)	6mo	$152,500	$127	62
629 Center Pl SW	0.44mi	3/1.0	1,197 (+8%)	7mo	$65,500	$55	61
44 17th Ct S	0.26mi	2/1.0 (-1)	946 (-15%)	2mo	$49,000	$52	56
1601 Center St S	0.38mi	3/1.0	988 (-11%)	10mo	$106,000	$107	56
112 Kappa Ave S	0.64mi	3/1.0	1,034 (-7%)	7mo	$25,000	$24	53
1724 Center St S	0.42mi	3/2.0	1,250 (+13%)	4mo	$175,493	$140	52

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 1.95×
• Total profit: $20,482
• Equity at exit: $11,526

10-year hold

• IRR: 30.8%
• Equity multiple: 3.72×
• Total profit: $58,846
• Equity at exit: $6,683

Cash invested: $21,644 (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 35205

• Rents YoY: 2.6%
• Active inventory: 125
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$405
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $527

Break-even live

Break-even rent $620

Max offer price $77,300

Occupancy floor 54%

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: $19,325
• Closing costs: $2,319
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Gamma St S Birmingham, AL	3.0	1.0	1252	$1,200	$0.96	43d	1	0.02mi
313 Beta St S Unit 317A Birmingham, AL	2.0	1.0	850	$799	$0.94	1d	1	0.42mi
310 Gamma St S Birmingham, AL	3.0	1.5	1001	$1,200	$1.20	15d	1	0.44mi
506 Alpha St S Birmingham, AL	3.0	1.0	944	$1,373	$1.45	43d	1	0.44mi
741 Center Pl SW Birmingham, AL	3.0	1.0	1101	$1,250	$1.14	15d	1	0.48mi
609 Idlewild Cir Apt B Birmingham, AL	2.0	1.0	705	$875	$1.24	3d	1	0.51mi
12 4th Ave SW Unit 1 Birmingham, AL	3.0	1.0	1336	$1,100	$0.82	43d	1	0.55mi
691 Idlewild Cir Birmingham, AL	2.0	2.0	777	$1,382	$1.78	3d	3	0.58mi
407 Green Springs Ave S Birmingham, AL	2.0	1.0	866	$2,000	$2.31	1d	1	0.62mi
856 Center Way SW Birmingham, AL	3.0	2.0	1142	$1,200	$1.05	43d	1	0.63mi
112 Kappa Ave S Birmingham, AL	3.0	2.0	1034	$1,100	$1.06	43d	1	0.64mi
1101 10th Pl S Birmingham, AL	1.0–2.0	1.0–2.0	986	$1,825	$1.85	3d	11	0.72mi
261 3rd Ave SW Birmingham, AL	1.0–2.0	1.0	634	$850	$1.34	3d	14	0.82mi
1413 11th Pl S Birmingham, AL	2.0	1.0	829	$1,282	$1.55	43d	4	0.86mi
1131 16th Ave S Unit A Birmingham, AL	2.0	1.0	900	$1,215	$1.35	2d	1	0.87mi
2217-2249 Green Springs Hwy Unit 2249-E Birmingham, AL	2.0	1.0	900	$910	$1.01	43d	1	0.88mi
2217-2249 Green Springs Hwy Unit 2241-M Birmingham, AL	3.0	2.0	1100	$1,109	$1.01	21d	1	0.88mi
1639 11th Pl S Unit K Birmingham, AL	2.0	1.0	845	$875	$1.04	11d	1	0.88mi
1639 11th Pl S Apt D Birmingham, AL	2.0	1.0	845	$895	$1.06	11d	1	0.88mi
1144 16th Ave S Birmingham, AL	1.0–2.0	1.0–1.5	720	$1,119	$1.55	3d	6	0.91mi
451 2nd Ave N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	23d	1	0.95mi
1010 Beacon Pkwy E Birmingham, AL	1.0–2.0	1.0–2.0	945	$2,275	$2.41	1d	18	0.96mi
1120 Beacon Pkwy E #408 Birmingham, AL	2.0	2.0	1482	$1,950	$1.32	1d	1	0.97mi
1640 12th St S Unit 1640-J Birmingham, AL	2.0	1.0	760	$1,070	$1.41	21d	1	0.98mi
1644 12th St S Birmingham, AL	1.0–2.0	1.0	674	$1,222	$1.81	1d	2	0.98mi
1229 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1130	$1,200	$1.06	3d	16	0.99mi
1425 13th St S Unit A Birmingham, AL	2.0	1.0	1368	$1,450	$1.06	43d	1	1.08mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$1,450	$1.38	43d	12	1.11mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$1,400	$1.33	1d	13	1.11mi
925 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1259	$1,199	$0.95	43d	1	1.12mi
1417 13th Pl S Birmingham, AL	2.0	2.0	1245	$1,950	$1.57	21d	1	1.13mi
1322 15th Ave S Unit 1330-D Birmingham, AL	2.0	1.0	756	$1,128	$1.49	21d	1	1.14mi
1322 15th Ave S Unit 1328-A Birmingham, AL	2.0	1.0	756	$1,135	$1.50	15d	1	1.14mi
1322 15th Ave S Unit 1326-F Birmingham, AL	2.0	1.0	756	$1,134	$1.50	15d	1	1.14mi
1322 15th Ave S Birmingham, AL	2.0	1.0	582	$1,297	$2.23	3d	4	1.14mi
1332 14th Ave S Birmingham, AL	2.0	1.5	892	$1,075	$1.21	23d	2	1.15mi
915 Valley Ridge Dr Birmingham, AL	1.0–3.0	1.0–2.5	1087	$1,660	$1.53	1d	34	1.16mi
1340 18th Ave S Apt C2 Birmingham, AL	2.0	1.0	750	$850	$1.13	43d	1	1.20mi
1409 14th St S Birmingham, AL	2.0	1.0	940	$1,257	$1.34	14d	1	1.22mi
1414 13th Ave S Unit 1418 Birmingham, AL	2.0	2.0	1039	$1,700	$1.64	43d	1	1.22mi

Listing history 9 events

1. 2026-06-18
   days on market $77,300 Active 9 DOM
2. 2026-06-17
   days on market $77,300 Active 8 DOM
3. 2026-06-16
   days on market $77,300 Active 7 DOM
4. 2026-06-15
   days on market $77,300 Active 6 DOM
5. 2026-06-13
   days on market $77,300 Active 4 DOM
6. 2026-06-10
   remarks 129-char remark
7. 2026-06-10
   pricedays on marketlisting id $77,300 Active 1 DOM
8. 2026-04-29
   listed $84,000 Active 115-char remark
9. 1974-09-01
   soldstatus $20,500

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $623 · $52/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 7/10 Severe 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,435
• − Mortgage interest: −$4,330
• − Property taxes: −$623
• − Insurance: −$386
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,249
• Taxable income: $5,378
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $5,030/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): 18,858
• Household income: $51,158
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 1468.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 5% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -199.42%
• Current HPI: 291.38
• Rent YoY: ▲ 2.59%
• 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

+277.1% since first listed

2 events — show timeline

• 2026-04-29 Listed $77,300 Greater Alabama MLS
• 1974-09-01 Sold (Public Records) $20,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $623 · +7.8% YoY. Source: county tax records.