805 Mcmillon Ave SW · Birmingham, AL 35211

$95,000

2 bd · 2.0 ba · 2,297 sqft · SingleFamily · 104 Days on market

Built 1953 Average condition 9,147 sqft lot $41/sqft · 13% below area Est $109k · 13% under ↓ 25% since listing

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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 +13.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Birmingham, 805 McMillon Avenue is a charming home with classic character, spacious living area, and a generous lot perfect for outdoor enjoyment. It's conveniently located near a major hospital, park, schools, and major roadways.

Key facts

• Near schools
• Generous lot
• Spacious living area

Tags

• SPACIOUS LIVING AREA
• GENEROUS LOT
• OUTDOOR ENJOYMENT
• NEAR PARK
• NEAR SCHOOLS
• NEAR MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 soft (-0.0%/yr); 152 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 45% of the median local income ($35k/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 $657 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 104 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.36% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $109,061
• List price: $95,000
• Delta: -12.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 11th St SW	0.44mi	3/1.0 (+1)	2,048 (-11%)	9mo	$42,000	$21	45
836 2nd St SW	0.51mi	3/2.0 (+1)	1,989 (-13%)	23mo	$234,900	$118	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $4,213
• Equity at exit: $14,165

10-year hold

• IRR: 10.7%
• Equity multiple: 1.72×
• Total profit: $19,185
• Equity at exit: $8,214

Cash invested: $26,600 (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 35211

• Rents YoY: -0.0%
• Active inventory: 152
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $367

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 67%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Goldwire St SW Birmingham, AL	3.0	3.0	2115	$1,550	$0.73	43d	1	0.83mi
1108 4th Ct W Birmingham, AL	3.0	2.0	1623	$1,125	$0.69	3d	1	1.08mi
1408 16th St SW Birmingham, AL	3.0	2.0	2076	$1,150	$0.55	43d	1	1.18mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	23d	1	1.23mi

Listing history 18 events

1. 2026-06-19
   pricestatus $95,000 Active 104 DOM
2. 2026-06-18
   days on market $120,000 Contingent 104 DOM
3. 2026-06-17
   days on market $120,000 Contingent 103 DOM
4. 2026-06-16
   days on market $120,000 Contingent 102 DOM
5. 2026-06-15
   days on market $120,000 Contingent 101 DOM
6. 2026-06-13
   days on market $120,000 Contingent 99 DOM
7. 2026-06-10
   days on market $120,000 Contingent 96 DOM
8. 2026-06-09
   days on market $120,000 Contingent 95 DOM
9. 2026-06-08
   days on market $120,000 Contingent 94 DOM
10. 2026-06-07
    days on market $120,000 Contingent 93 DOM
11. 2026-06-03
    days on market $120,000 Contingent 89 DOM
12. 2026-06-02
    days on market $120,000 Contingent 88 DOM
13. 2026-06-01
    days on market $120,000 Contingent 87 DOM
14. 2026-05-31
    days on market $120,000 Contingent 86 DOM
15. 2026-05-18
    historical Contingent 254-char remark

    Show marketing remark (254 chars)

    Located in the heart of Birmingham, 805 McMillon Avenue is a charming home with classic character, spacious living area, and a generous lot perfect for outdoor enjoyment. It's conveniently located near a major hospital, park, schools, and major roadways.

16. 2026-05-15
    price $120,000 254-char remark

    Show marketing remark (254 chars)

    Located in the heart of Birmingham, 805 McMillon Avenue is a charming home with classic character, spacious living area, and a generous lot perfect for outdoor enjoyment. It's conveniently located near a major hospital, park, schools, and major roadways.

17. 2026-04-08
    price $144,000 254-char remark

    Show marketing remark (254 chars)

    Located in the heart of Birmingham, 805 McMillon Avenue is a charming home with classic character, spacious living area, and a generous lot perfect for outdoor enjoyment. It's conveniently located near a major hospital, park, schools, and major roadways.

18. 2026-03-07
    listed $160,000 Active 254-char remark

    Show marketing remark (254 chars)

    Located in the heart of Birmingham, 805 McMillon Avenue is a charming home with classic character, spacious living area, and a generous lot perfect for outdoor enjoyment. It's conveniently located near a major hospital, park, schools, and major roadways.

ⓘ 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 ≥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: $15,550
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,764
• Taxable income: $3,077
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $3,668/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This home requires moderate renovations to improve its curb appeal and interior aesthetics, with a focus on painting, updating cabinets, and replacing worn-out flooring and windows.

Repairs flagged

• Moderate Exterior siding — Signs of wear and discoloration
• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathroom fixtures — Signs of wear
• Moderate Windows — May need replacement

Value-add opportunities

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics
• Both Replacing worn-out flooring — Improves comfort and durability
• Both Upgrading bathroom fixtures — Enhances functionality and aesthetics
• Both Reframing windows — Improves energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Signs of wear and discoloration	Moderate	$3,000–15,000
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Signs of wear	Moderate	$3,000–15,000
Windows · May need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics ↑
• Both Replacing worn-out flooring — Improves comfort and durability ↑
• Both Upgrading bathroom fixtures — Enhances functionality and aesthetics ↑
• Both Reframing windows — Improves energy efficiency and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 24,924
• Household income: $34,884
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2161.0

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 (77%)
• Race & ethnicity: Black 77% White 10% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% 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: ▼ -49.29%
• Current HPI: 91.2903
• Rent YoY: ▬ -0.01%
• 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

-25.0% since first listed

4 events — show timeline

• 2026-05-18 Contingent — Greater Alabama MLS
• 2026-05-15 Price Changed $120,000 Greater Alabama MLS
• 2026-04-08 Price Changed $144,000 Greater Alabama MLS
• 2026-03-07 Listed $160,000 Greater Alabama MLS