923 Mcdonald Chapel Rd · Minor, AL 35224

$139,900

3 bd · 1.5 ba · 2,092 sqft · SingleFamily public records · 6 Days on market

Built 1963 0.51 ac lot Est $178k · 21% under

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You don't have to look hard to see this home has been well cared for. The yard is landscaped and the interior will surprise you with the size of the rooms and the amount of storage. You will be proud to call this home. The 3 bed rooms are good sized, the bath on the main floor has a dressing area and there is a laundry chute for convenience. The living room and downstairs den are large spaces for conversation or watching that big screen TV. The laundry room is large and there is an office/craft room attached. You're gonna love this one.

Key facts

• Gorgeous built-ins
• Large deck space
• Basement area

Tags

• GORGEOUS BUILT-INS
• BASEMENT AREA
• LARGE DECK SPACE

Property features AI

Finance

• Other: Minor subdivision: WILDWOOD
• Financial info: Fire fee (yearly) — $190; Garbage fee (quarterly) — $50

Exterior

• Parking: Front garage entry; Basement parking; Driveway parking; 1 total garage space (1 in basement)
• Utilities: Public water; Septic sewer; Gas water heater; Internet service available
• Home design: 3-side brick construction; Existing year built; Basement foundation
• Construction: 3-side brick exterior; Basement foundation
• Exterior features: Open patio; Open deck; No pool; Not waterfront; Lot is approximately 0.51 acres; Flood plain: no; No significant lot view

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Electric oven; Refrigerator
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Basement includes den/family room and bonus room
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo; Shared bath; Linen closet
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Smooth ceilings; Some stainless steel kitchen appliances; Eating area; Finished and unfinished basement; Full basement with plumbing stubbed and concrete block
• Laundry & utility: Laundry room in basement; Washer hookup; Electric dryer hookup; Utility sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $60 ($715/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 $121k (13.6% below list).
• Recommended offer: $121k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#368 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Minor Community School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 409 students, 84% FRL); Minor High School (math 4% / reading 8%, grade F, #275 of 305 statewide, top 90%, 915 students, 84% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: 42 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; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.
• Current owner paid $94k; 50% 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 $120,896 (13.6% below list)

Questions for the listing agent

1. Built in 1963 — 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 D 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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $177,820
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
835 Cherry St	0.06mi	4/2.0 (+1)	2,132 (+2%)	4mo	$181,000	$85	84
1400 Yukon St	0.62mi	3/2.0	2,340 (+12%)	21mo	$120,000	$51	32

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-18,900
• Equity at exit: $20,860

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-11,674
• Equity at exit: $12,096

Cash invested: $39,172 (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 35224

• Home prices YoY: -16.2%
• Active inventory: 42
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$104 /mo · $1,242/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $60

Break-even live

Break-even rent $1,134

Max offer price $139,900

Occupancy floor 90%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1050 McDonald Chapel Rd Birmingham, AL	3.0	1.5	1454	$1,250	$0.86	23d	1	0.32mi
5804 Norway Ave Birmingham, AL	2.0	2.0	1564	$1,200	$0.77	23d	1	0.61mi
5320 Java Ave Birmingham, AL	3.0	1.0	1950	$1,100	$0.56	43d	1	0.98mi
7328 Denmark Ave Birmingham, AL	4.0	2.0	1736	$1,250	$0.72	43d	1	1.38mi

Listing history 6 events

1. 2026-06-18
   days on market $139,900 Active 6 DOM
2. 2026-06-17
   days on market $139,900 Active 5 DOM
3. 2026-06-16
   days on market $139,900 Active 4 DOM
4. 2026-06-15
   days on market $139,900 Active 3 DOM
5. 2026-06-13
   remarks 451-char remark
6. 2026-06-13
   listed $139,900 Active 1 DOM

ⓘ 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: $1,242 · $104/mo
• Projected year-2 tax: $1,242 · $104/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $14,508
• − Mortgage interest: −$7,837
• − Property taxes: −$1,242
• − Insurance: −$700
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,070
• Taxable loss: −$1,662
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $1,114/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Minor

• Score: 58/100
• State rank: #368
• US rank: #21309

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minor, AL
• Population (ZIP): 5,409

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 (69%)
• Race & ethnicity: Black 69% White 22% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 0%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -24.47%
• Current HPI: 126.3423
• Rent YoY: —
• Metro: —
• 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

+12.8% since first listed

8 events — show timeline

• 2026-06-12 Listed $139,900 Greater Alabama MLS
• 2019-11-18 Sold (Public Records) $93,500 Public Records
• 2019-11-15 Sold (MLS) $93,500 Greater Alabama MLS
• 2019-09-27 Price Changed $104,900 Greater Alabama MLS
• 2019-09-04 Price Changed $109,999 Greater Alabama MLS
• 2019-08-05 Price Changed $114,999 Greater Alabama MLS
• 2019-07-16 Price Changed $119,900 Greater Alabama MLS
• 2019-07-04 Listed $124,000 Greater Alabama MLS

Property tax history

+7.4%/yr

Latest (2025): $1,242 · +0.0% YoY. Source: county tax records.