513 85th St S · Birmingham, AL 35206

$58,000

3 bd · 1.0 ba · 908 sqft · SingleFamily public records · 83 Days on market

Built 1948 7,840 sqft lot $64/sqft · 47% below area Est $110k · 47% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• 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

Cute 3 bedroom, 1 bath house with an amazing sunroom off living room. Formal dining room with deck overlooking backyard. Good sized bedrooms and closet space. Huge basement/garage and big backyard! Minutes from interstate and shopping. Great location! Sold as-is.

Key facts

• Huge basement
• Big backyard
• Great location

Tags

• SUNROOM
• DECK OVERLOOKING BACKYARD
• HUGE BASEMENT
• BIG BACKYARD
• MINUTES FROM INTERSTATE
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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); 128 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 33% 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 $401 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 + 1.8% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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

• Watch-outs: built in 1948 — 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 $54,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 2.00% ✓
• Cap rate: 16.07%
• Cash-on-cash: 34.91%
• DSCR: 2.55
• GRM: 4.2

CMA / ARV

• ARV (median comp): $110,281
• List price: $58,000
• Delta: -47.41%
• 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
429 86th Pl S	0.11mi	2/1.0 (-1)	936 (+3%)	2mo	$45,000	$48	83
518 84th St S	0.18mi	2/1.0 (-1)	993 (+9%)	4mo	$45,500	$46	68
8214 6th Ave S	0.37mi	3/1.0	900 (-1%)	17mo	$45,000	$50	67
8200 Rugby Ave	0.40mi	2/1.0 (-1)	927 (+2%)	11mo	$52,000	$56	64
314 88th St S	0.38mi	3/1.0	962 (+6%)	17mo	$145,000	$151	58
732 S 84th St	0.36mi	3/1.0	1,036 (+14%)	6mo	$65,000	$63	54
8334 4th Ave S	0.21mi	2/1.0 (-1)	1,029 (+13%)	11mo	$128,750	$125	54
8215 Rugby Ave	0.34mi	3/1.0	1,002 (+10%)	19mo	$95,000	$95	52
624 83rd Pl S	0.28mi	2/1.0 (-1)	780 (-14%)	16mo	$42,000	$54	45
8609 10th Ave S	0.62mi	3/1.0	1,040 (+14%)	6mo	$134,900	$130	42
8413 3rd Ave N	0.66mi	2/1.0 (-1)	952 (+5%)	18mo	$60,000	$63	41
706 80th Pl S	0.66mi	2/1.0 (-1)	828 (-9%)	13mo	$130,000	$157	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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.19×
• Total profit: $19,371
• Equity at exit: $8,648

10-year hold

• IRR: 35.7%
• Equity multiple: 4.10×
• Total profit: $50,334
• Equity at exit: $5,015

Cash invested: $16,240 (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: 128
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,160 high
• Mortgage (P&I): −$304
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $472

Break-even live

Break-even rent $562

Max offer price $58,000

Occupancy floor 54%

Sensitivity live

Price	-10% $505	-5% $489	+0% $472	+5% $456	+10% $440
Rent	-10% $381	-5% $427	+0% $472	+5% $518	+10% $564
Rate	-1.0pp $502	-0.5pp $487	base $472	+0.5pp $457	+1.0pp $442

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 87th St S Birmingham, AL	2.0	1.0	890	$1,077	$1.21	44d	1	0.15mi
8408 5th Ave S Birmingham, AL	3.0	1.0	890	$1,295	$1.46	11d	1	0.16mi
8408 5th Ave S Birmingham, AL	3.0	1.0	1100	$1,528	$1.39	44d	1	0.16mi
624 83rd Pl S Birmingham, AL	2.0	1.0	780	$975	$1.25	44d	1	0.31mi
636 83rd Pl S Birmingham, AL	2.0	2.0	1062	$1,175	$1.11	44d	1	0.33mi
8211 Rugby Ave Birmingham, AL	4.0	1.0	966	$1,250	$1.29	44d	1	0.38mi
8240 2nd Ave S Birmingham, AL	2.0	1.0	990	$875	$0.88	24d	1	0.41mi
730 82nd Pl S Birmingham, AL	3.0	1.0	896	$1,023	$1.14	4d	1	0.49mi
8129 2nd Ave S Unit B Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	0.56mi
8122 Rugby Ave Unit B Birmingham, AL	2.0	1.0	900	$795	$0.88	44d	1	0.57mi
8035 4th Ave S Birmingham, AL	3.0	2.0	1096	$1,050	$0.96	44d	1	0.64mi
8229 9th Ave S Birmingham, AL	2.0	1.0	997	$1,195	$1.20	3d	1	0.64mi
764 81st St S Unit B Birmingham, AL	2.0	1.0	800	$800	$1.00	44d	1	0.69mi
8917 Roebuck Blvd Apt 11 Birmingham, AL	2.0	1.0	880	$725	$0.82	16d	1	0.71mi
8021 1st Ave S Unit A Birmingham, AL	3.0	1.0	980	$950	$0.97	24d	1	0.72mi
7829 3rd Ave S Birmingham, AL	3.0	1.5	1005	$1,025	$1.02	44d	1	0.87mi
7823 Rugby Ave Birmingham, AL	3.0	1.0	1023	$1,175	$1.15	44d	1	0.91mi
832 79th Pl S Birmingham, AL	3.0	1.0	960	$1,250	$1.30	24d	1	0.92mi
7801 3rd Ave S Unit B Birmingham, AL	2.0	1.5	1100	$1,000	$0.91	44d	1	0.93mi
7825 Rugby Ct Birmingham, AL	2.0	1.0	929	$875	$0.94	22d	1	0.95mi
7808 Vienna Ave Birmingham, AL	2.0	1.0	904	$850	$0.94	44d	1	1.01mi
7701 7th Ave S Birmingham, AL	2.0	1.0	800	$850	$1.06	24d	1	1.08mi
756 Vanderbilt St Birmingham, AL	3.0	2.0	1096	$1,000	$0.91	44d	1	1.08mi
7728 1st Ave S Apt C Birmingham, AL	2.0	1.0	950	$950	$1.00	44d	1	1.08mi
7740 Rugby Ave Unit b Birmingham, AL	2.0	1.0	800	$1,100	$1.38	44d	1	1.08mi
7740 Rugby Ave Unit 2 Birmingham, AL	2.0	1.0	800	$1,000	$1.25	44d	1	1.08mi
7721 1st Ave S Birmingham, AL	3.0	1.0	956	$949	$0.99	24d	1	1.08mi
7728 Rugby Ave Birmingham, AL	2.0	1.0	700	$850	$1.21	44d	1	1.10mi
836 Vanderbilt St Birmingham, AL	3.0	1.0	1072	$850	$0.79	24d	1	1.11mi
630 77th St S Birmingham, AL	2.0	2.0	1100	$983	$0.89	3d	1	1.20mi
7404 Paris Ave Birmingham, AL	3.0	1.5	802	$1,200	$1.50	44d	1	1.31mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,275	$1.27	4d	1	1.33mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,300	$1.30	44d	1	1.33mi
7313 Paris Ave Birmingham, AL	3.0	2.0	1000	$1,395	$1.40	3d	1	1.41mi

Listing history 26 events

1. 2026-06-18
   days on market $58,000 Active 83 DOM
2. 2026-06-17
   days on market $58,000 Active 82 DOM
3. 2026-06-16
   days on market $58,000 Active 81 DOM
4. 2026-06-15
   days on market $58,000 Active 80 DOM
5. 2026-06-13
   days on market $58,000 Active 78 DOM
6. 2026-06-10
   days on market $58,000 Active 75 DOM
7. 2026-06-09
   days on market $58,000 Active 74 DOM
8. 2026-06-08
   days on market $58,000 Active 73 DOM
9. 2026-06-07
   days on market $58,000 Active 72 DOM
10. 2026-06-03
    days on market $58,000 Active 68 DOM
11. 2026-06-02
    days on market $58,000 Active 67 DOM
12. 2026-06-01
    days on market $58,000 Active 66 DOM
13. 2026-05-31
    days on market $58,000 Active 65 DOM
14. 2026-03-27
    listed $58,000 Active 263-char remark

    Show marketing remark (263 chars)

    Cute 3 bedroom, 1 bath house with an amazing sunroom off living room. Formal dining room with deck overlooking backyard. Good sized bedrooms and closet space. Huge basement/garage and big backyard! Minutes from interstate and shopping. Great location! Sold as-is.

15. 2018-11-16
    soldstatus $195,500
16. 2017-09-19
    soldstatus $61,500
17. 2016-03-30
    soldstatus $18,000 Sold 228-char remark

    Show marketing remark (228 chars)

    Investors, not many repairs needed to return 3 bed 1 bath home to market for rental or a new homeowner. Sitting on a hill allows for a rear deck that has a view over large rear yard. Basement very dry, come see this opportunity.

18. 2016-03-16
    historical 228-char remark

    Show marketing remark (228 chars)

    Investors, not many repairs needed to return 3 bed 1 bath home to market for rental or a new homeowner. Sitting on a hill allows for a rear deck that has a view over large rear yard. Basement very dry, come see this opportunity.

19. 2016-03-01
    status Pending 228-char remark

    Show marketing remark (228 chars)

    Investors, not many repairs needed to return 3 bed 1 bath home to market for rental or a new homeowner. Sitting on a hill allows for a rear deck that has a view over large rear yard. Basement very dry, come see this opportunity.

20. 2016-02-12
    historical Contingent 228-char remark

    Show marketing remark (228 chars)

    Investors, not many repairs needed to return 3 bed 1 bath home to market for rental or a new homeowner. Sitting on a hill allows for a rear deck that has a view over large rear yard. Basement very dry, come see this opportunity.

21. 2016-02-03
    status Active 228-char remark

    Show marketing remark (228 chars)

    Investors, not many repairs needed to return 3 bed 1 bath home to market for rental or a new homeowner. Sitting on a hill allows for a rear deck that has a view over large rear yard. Basement very dry, come see this opportunity.

22. 2016-01-29
    historical Contingent 228-char remark

    Show marketing remark (228 chars)

    Investors, not many repairs needed to return 3 bed 1 bath home to market for rental or a new homeowner. Sitting on a hill allows for a rear deck that has a view over large rear yard. Basement very dry, come see this opportunity.

23. 2016-01-21
    price $24,000 228-char remark

    Show marketing remark (228 chars)

    Investors, not many repairs needed to return 3 bed 1 bath home to market for rental or a new homeowner. Sitting on a hill allows for a rear deck that has a view over large rear yard. Basement very dry, come see this opportunity.

24. 2015-11-27
    listed $29,000 Active 228-char remark

    Show marketing remark (228 chars)

    Investors, not many repairs needed to return 3 bed 1 bath home to market for rental or a new homeowner. Sitting on a hill allows for a rear deck that has a view over large rear yard. Basement very dry, come see this opportunity.

25. 2006-10-26
    soldstatus $88,500
26. 2005-03-29
    soldstatus $50,900

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/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 ≥105°F today · 19 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: $13,923
• − Mortgage interest: −$3,249
• − Property taxes: −$1,391
• − Insurance: −$290
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$1,687
• Taxable income: $5,079
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $4,450/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

+13.9% since first listed

13 events — show timeline

• 2026-03-27 Listed $58,000 Greater Alabama MLS
• 2018-11-16 Sold (Public Records) $195,500 Public Records
• 2017-09-19 Sold (Public Records) $61,500 Public Records
• 2016-03-30 Sold (MLS) $18,000 Greater Alabama MLS
• 2016-03-16 Delisted — Greater Alabama MLS
• 2016-03-01 Pending — Greater Alabama MLS
• 2016-02-12 Contingent — Greater Alabama MLS
• 2016-02-03 Relisted — Greater Alabama MLS
• 2016-01-29 Contingent — Greater Alabama MLS
• 2016-01-21 Price Changed $24,000 Greater Alabama MLS
• 2015-11-27 Listed $29,000 Greater Alabama MLS
• 2006-10-26 Sold (Public Records) $88,500 Public Records
• 2005-03-29 Sold (Public Records) $50,900 Public Records

Property tax history

+11.3%/yr

Latest (2025): $1,391 · +2.6% YoY. Source: county tax records.