128 NW 18th Ave NW · Center Point, AL 35215

$100,000

3 bd · 2.0 ba · 1,681 sqft · SingleFamily public records · 181 Days on market

Built 1952 0.50 ac lot Est $180k · 44% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled turnkey investment property with Section 8 tenant paying $1,000/month.

Key facts

• 0.5 acre lot
• Parking
• Built 1952

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$179,867) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 7.3% in Center Point — 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 63/100 on livability (#193 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A, housing A; Watch: crime D, amenities F, employment 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: Center Point Elementary School (618 students, 82% FRL); Center Point High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 774 students, 91% FRL) — zoned schools average 86% FRL vs 49% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 2% at this address vs 20% district-wide (-18 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.0%/yr); 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1952 — 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 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?
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: 1.30% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $179,867
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 16th Ct NW	0.42mi	3/1.5	1,670 (-1%)	9mo	$100,000	$60	70
201 Sun Valley Rd	0.32mi	4/3.0 (+1)	1,699 (+1%)	8mo	$170,000	$100	67
222 Polly Reed Rd	0.55mi	3/2.0	1,662 (-1%)	8mo	$179,000	$108	65
441 NW 15th Ln	0.68mi	3/2.0	1,668 (-1%)	5mo	$145,000	$87	63
316 20th Ave NW	0.39mi	3/1.0	1,540 (-8%)	3mo	$164,900	$107	61
408 Tupelo Rd	0.43mi	3/2.0	1,470 (-13%)	5mo	$140,000	$95	54
348 17th Ave NW	0.33mi	4/2.0 (+1)	1,456 (-13%)	4mo	$175,000	$120	54
504 Lakeside Cir	0.63mi	2/2.0 (-1)	1,555 (-8%)	2mo	$210,000	$135	51
432 Argonne Dr NE	0.74mi	3/2.0	1,566 (-7%)	8mo	$101,700	$65	48
613 Tupelo Rd	0.70mi	3/1.5	1,568 (-7%)	10mo	$120,000	$77	46
550 Lakeside Cir	0.65mi	2/2.0 (-1)	1,526 (-9%)	7mo	$209,900	$138	44
1605 NW 5th Way	0.75mi	4/2.0 (+1)	1,450 (-14%)	5mo	$175,000	$121	33

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,797
• Equity at exit: $14,910

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $31,434
• Equity at exit: $8,646

Cash invested: $28,000 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 334
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$524
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $329

Break-even live

Break-even rent $884

Max offer price $100,000

Occupancy floor 70%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 18th Ct NW Center Point, AL	3.0	1.5	1270	$1,100	$0.87	44d	1	0.14mi
113 19th Ave NW Center Point, AL	3.0	2.0	1407	$1,250	$0.89	11d	1	0.15mi
1905 2nd St NW Center Point, AL	3.0	1.0	1258	$1,395	$1.11	44d	1	0.19mi
1628 1st St NW Center Point, AL	3.0	1.0	1124	$1,150	$1.02	44d	1	0.23mi
107 Sterling Ct NW Center Point, AL	2.0	1.5–2.0	1026	$1,062	$1.04	3d	4	0.24mi
405 18th Ave NW Center Point, AL	3.0	2.0	1162	$1,299	$1.12	44d	1	0.24mi
1617 3rd Pl NW Center Point, AL	3.0	2.0	1404	$1,150	$0.82	24d	1	0.40mi
1712 4th Pl NW Center Point, AL	3.0	1.0	1182	$1,150	$0.97	24d	1	0.40mi
1720 2nd St NE Center Point, AL	3.0	2.0	1100	$1,400	$1.27	44d	1	0.44mi
424 Tupelo Way Center Point, AL	4.0	2.0	1233	$1,300	$1.05	44d	1	0.53mi
457 Tupelo Way Center Point, AL	3.0	1.0	1658	$995	$0.60	21d	1	0.58mi
428 15th Ter NW Center Point, AL	3.0	2.0	1528	$1,795	$1.17	3d	1	0.59mi
434 15th Ter NW Center Point, AL	3.0	2.0	1053	$1,200	$1.14	44d	1	0.61mi
1736 6th St NW Center Point, AL	4.0	2.0	1830	$1,550	$0.85	44d	1	0.70mi
1732 6th St NW Center Point, AL	3.0	1.5	1300	$1,250	$0.96	3d	1	0.70mi
1612 Glenwood St NW Center Point, AL	4.0	3.0	1344	$1,480	$1.10	24d	1	0.74mi
213 Meadwood Dr NE Center Point, AL	3.0	1.0	1194	$995	$0.83	44d	1	0.77mi
2245 3rd St NW Center Point, AL	3.0	1.0	1156	$1,100	$0.95	24d	1	0.81mi
319 23rd Ave NW Center Point, AL	3.0	2.0	1284	$1,395	$1.09	44d	1	0.82mi
1827 Carson Rd Unit 7 Birmingham, AL	3.0	2.5	1332	$950	$0.71	24d	1	0.83mi
1827 Carson Rd Unit 1 Birmingham, AL	3.0	2.5	1332	$1,125	$0.84	44d	1	0.83mi
500 15th Ave NW Center Point, AL	3.0	1.0	1079	$1,050	$0.97	3d	1	0.84mi
239 Lake Drive Cir NE Birmingham, AL	3.0	1.0	1159	$1,125	$0.97	3d	1	0.85mi
241 Lake Drive Cir NE Birmingham, AL	2.0	1.0	1358	$1,025	$0.75	2d	1	0.85mi
2229 3rd St NE Center Point, AL	3.0	1.0	1215	$1,125	$0.93	24d	1	0.88mi
236 E Haven Dr Birmingham, AL	3.0	1.5	1926	$1,495	$0.78	12d	1	0.88mi
324 13th Ter NW Center Point, AL	3.0	1.5	1418	$1,295	$0.91	24d	1	0.91mi
2245 3rd St NE Center Point, AL	3.0	1.0	1150	$1,100	$0.96	24d	1	0.95mi
1317 Hatfield Ln Birmingham, AL	3.0	1.5	2028	$1,300	$0.64	24d	1	0.95mi
1356 5th Pl NW Center Point, AL	3.0	1.0	1064	$1,105	$1.04	44d	1	0.97mi
108 13th Ave NW Center Point, AL	4.0	2.0	1444	$1,265	$0.88	24d	1	0.98mi
405 13th Ct NW Center Point, AL	4.0	1.5	1248	$1,415	$1.13	21d	1	0.99mi
2320 5th St NW Center Point, AL	3.0	1.0	1098	$1,150	$1.05	44d	1	0.99mi
1333 5th Pl NW Center Point, AL	3.0	2.0	1056	$1,275	$1.21	44d	1	1.00mi
224 13th Ave NE Birmingham, AL	3.0	1.5	1213	$1,273	$1.05	21d	1	1.01mi
621 15th Ave NW Birmingham, AL	4.0	2.0	1070	$1,200	$1.12	16d	1	1.02mi
413 20th Ct NE Center Point, AL	3.0	1.5	1540	$1,375	$0.89	44d	1	1.04mi
1328 5th Pl NW Center Point, AL	3.0	1.0	1250	$1,050	$0.84	16d	1	1.04mi
1237 Linwood St Birmingham, AL	3.0	1.5	1066	$995	$0.93	44d	1	1.05mi
400 13th Ave NW Birmingham, AL	2.0	1.0	1100	$890	$0.81	44d	1	1.08mi

Listing history 11 events

1. 2026-04-17
   status Pending
2. 2026-04-02
   price $100,000
3. 2026-04-02
   status Active
4. 2026-03-12
   status Pending
5. 2025-10-30
   price $119,500
6. 2025-10-30
   status Active
7. 2025-10-20
   status Pending
8. 2025-09-17
   listed $125,000 Active
9. 2018-11-27
   soldstatus $99,000 91-char remark

   Show marketing remark (91 chars)

   Completely remodeled turnkey investment property with Section 8 tenant paying $1,000/month.

10. 2018-11-27
    listed $99,000 91-char remark

    Show marketing remark (91 chars)

    Completely remodeled turnkey investment property with Section 8 tenant paying $1,000/month.

11. 2018-11-02
    soldstatus $99,120

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,594
• − Mortgage interest: −$5,602
• − Property taxes: −$1,584
• − Insurance: −$500
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,909
• Taxable income: $2,505
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,341/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 — Center Point

• Score: 63/100
• State rank: #193
• US rank: #15671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Point, AL
• County: Jefferson County · 527,445 people
• City population: 43,903
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+0.9% since first listed

11 events — show timeline

• 2026-04-17 Pending — Greater Alabama MLS
• 2026-04-02 Price Changed $100,000 Greater Alabama MLS
• 2026-04-02 Relisted — Greater Alabama MLS
• 2026-03-12 Pending — Greater Alabama MLS
• 2025-10-30 Price Changed $119,500 Greater Alabama MLS
• 2025-10-30 Relisted — Greater Alabama MLS
• 2025-10-20 Pending — Greater Alabama MLS
• 2025-09-17 Listed $125,000 Greater Alabama MLS
• 2018-11-27 Listed $99,000 Greater Alabama MLS
• 2018-11-27 Sold (MLS) $99,000 Greater Alabama MLS
• 2018-11-02 Sold (Public Records) $99,120 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,584 · +7.0% YoY. Source: county tax records.