9244 Brookhurst Dr · Birmingham, AL 35235

$185,000

3 bd · 1.0 ba · 1,895 sqft · SingleFamily public records · 112 Days on market

Built 1954 10,018 sqft lot $98/sqft · 10% below area Est $206k · 10% 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 +12.3/30.0
• ARV discount +12.2/15.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained home in the Brookhurst subdivision, offering timeless charm paired with thoughtful modern updates. This well cared for property features a METAL ROOF with a lifetime warranty, FRESH PAINT throughout, and ORIGINAL HARDWOOD FLOORING that adds warmth and character. The kitchen is equipped with BRAND NEW STAINLESS STEEL APPLIANCES, perfect for everyday living and entertaining. Both bathrooms have been completely remodeled with MARBLE TILE BACKSPLASHES, NEW FLOORING, NEW VANITIES, and MODERN LIGHT FIXTURES. New light fixtures continue throughout the home, creating a bright and inviting feel. The FULLY REHAB BASEMENT offers a spacious family room, a bright hallway, an ADDITIONAL ROOM ideal for a bedroom or home office, and a newly completed half bath with new flooring, fixtures, and fresh paint. Additional highlights include a one car garage, BRAND NEW WATER HEATER, UPDATED ELECTRICAL, and a NEWLY REINFORCED FOUNDATION SYSTEM designed to last a lifetime

Key facts

• 0.23 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-33 ($-393/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (24.4% below list).
• Recommended offer: $140k (24.4% below list) — sets the bar for 1% rule.

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 fast (+5.4%/yr); 114 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 112 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $104k; list at $185k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,840 (24.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (median comp): $206,382
• List price: $185,000
• Delta: -10.36%
• 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
9253 Summit Dr	0.17mi	4/3.0 (+1)	2,083 (+10%)	4mo	$219,900	$106	59
209 Garden Ln	0.57mi	3/2.5	1,854 (-2%)	5mo	$71,000	$38	59
616 Ferndale Cir	0.22mi	4/2.5 (+1)	1,640 (-14%)	1mo	$255,000	$155	56
709 Elm St	0.70mi	3/2.0	1,804 (-5%)	1mo	$201,000	$111	54
916 Hickory St	0.35mi	2/2.0 (-1)	1,680 (-11%)	4mo	$159,900	$95	52
820 Sundale Dr	0.51mi	3/2.0	1,657 (-13%)	3mo	$249,000	$150	49
500 Redbud Dr	0.68mi	3/2.0	1,997 (+5%)	8mo	$209,900	$105	48
713 Elm St	0.69mi	3/2.0	2,068 (+9%)	1mo	$200,000	$97	48
942 Hillcrest Ave	0.58mi	3/2.0	1,680 (-11%)	8mo	$92,000	$55	43
615 Ridge Top Cir	0.55mi	4/4.0 (+1)	2,026 (+7%)	4mo	$280,000	$138	42
529 Esplanade Dr	0.59mi	3/2.0	2,149 (+13%)	5mo	$186,500	$87	41
600 Annie Laura Dr	0.61mi	4/2.0 (+1)	1,617 (-15%)	6mo	$129,995	$80	34

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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-28,684
• Equity at exit: $27,584

10-year hold

• IRR: -3.5%
• Equity multiple: 0.75×
• Total profit: $-13,090
• Equity at exit: $15,995

Cash invested: $51,800 (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 35235

• Home prices YoY: -21.1%
• Rents YoY: 5.4%
• Active inventory: 114
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$970
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-33

Break-even live

Break-even rent $1,440

Max offer price $179,221

Occupancy floor 97%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Price Dr Birmingham, AL	4.0	2.0	1584	$1,395	$0.88	23d	1	0.48mi
736 Gene Reed Rd Birmingham, AL	3.0	2.0	1353	$1,220	$0.90	43d	1	0.64mi
832 Meadowbrook Dr Birmingham, AL	3.0	2.0	1228	$1,225	$1.00	23d	1	0.86mi
1108 Hob Hill Rd Birmingham, AL	3.0	1.5	1646	$1,600	$0.97	16d	1	0.95mi
625 Lisa Ln Birmingham, AL	3.0	1.5	1700	$1,200	$0.71	19d	1	0.96mi
929 Meadowbrook Dr Birmingham, AL	3.0	2.0	1649	$1,200	$0.73	11d	1	0.98mi
945 Elizabeth Dr Birmingham, AL	3.0	1.0	1227	$1,125	$0.92	3d	1	1.04mi
921 Charles Ct Birmingham, AL	4.0	2.0	1529	$1,450	$0.95	43d	1	1.10mi
957 Hickory Cir Birmingham, AL	3.0	2.0	1364	$1,195	$0.88	3d	1	1.38mi
316 Pine St Birmingham, AL	3.0	1.0	1232	$1,100	$0.89	43d	1	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $185,000 Active 112 DOM
2. 2026-06-17
   days on market $185,000 Active 111 DOM
3. 2026-06-16
   days on market $185,000 Active 110 DOM
4. 2026-06-15
   days on market $185,000 Active 109 DOM
5. 2026-06-13
   days on market $185,000 Active 107 DOM
6. 2026-06-10
   days on market $185,000 Active 104 DOM
7. 2026-06-09
   days on market $185,000 Active 103 DOM
8. 2026-06-08
   days on market $185,000 Active 102 DOM
9. 2026-06-07
   days on market $185,000 Active 101 DOM
10. 2026-06-03
    days on market $185,000 Active 97 DOM
11. 2026-06-02
    days on market $185,000 Active 96 DOM
12. 2026-06-01
    days on market $185,000 Active 95 DOM
13. 2026-05-31
    days on market $185,000 Active 94 DOM
14. 2026-02-27
    listed $185,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    Welcome to this beautifully maintained home in the Brookhurst subdivision, offering timeless charm paired with thoughtful modern updates. This well cared for property features a METAL ROOF with a lifetime warranty, FRESH PAINT throughout, and ORIGINAL HARDWOOD FLOORING that adds warmth and character. The kitchen is equipped with BRAND NEW STAINLESS STEEL APPLIANCES, perfect for everyday living and entertaining. Both bathrooms have been completely remodeled with MARBLE TILE BACKSPLASHES, NEW FLOORING, NEW VANITIES, and MODERN LIGHT FIXTURES. New light fixtures continue throughout the home, creating a bright and inviting feel. The FULLY REHAB BASEMENT offers a spacious family room, a bright hallway, an ADDITIONAL ROOM ideal for a bedroom or home office, and a newly completed half bath with new flooring, fixtures, and fresh paint. Additional highlights include a one car garage, BRAND NEW WATER HEATER, UPDATED ELECTRICAL, and a NEWLY REINFORCED FOUNDATION SYSTEM designed to last a lifetime

15. 2026-02-26
    historical $185,000 1000-char remark

    Show marketing remark (1000 chars)

    Welcome to this beautifully maintained home in the Brookhurst subdivision, offering timeless charm paired with thoughtful modern updates. This well cared for property features a METAL ROOF with a lifetime warranty, FRESH PAINT throughout, and ORIGINAL HARDWOOD FLOORING that adds warmth and character. The kitchen is equipped with BRAND NEW STAINLESS STEEL APPLIANCES, perfect for everyday living and entertaining. Both bathrooms have been completely remodeled with MARBLE TILE BACKSPLASHES, NEW FLOORING, NEW VANITIES, and MODERN LIGHT FIXTURES. New light fixtures continue throughout the home, creating a bright and inviting feel. The FULLY REHAB BASEMENT offers a spacious family room, a bright hallway, an ADDITIONAL ROOM ideal for a bedroom or home office, and a newly completed half bath with new flooring, fixtures, and fresh paint. Additional highlights include a one car garage, BRAND NEW WATER HEATER, UPDATED ELECTRICAL, and a NEWLY REINFORCED FOUNDATION SYSTEM designed to last a lifetime

16. 2020-07-30
    soldstatus $104,000
17. 2003-11-13
    soldstatus $80,000
18. 1984-01-28
    soldstatus $47,292

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,082 · $90/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 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: $16,781
• − Mortgage interest: −$10,363
• − Property taxes: −$1,082
• − Insurance: −$925
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$5,382
• Taxable loss: −$3,656
• Est. tax savings @ 24.0%: +$878
• After-tax cash flow: $485/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): 20,526
• Household income: $63,295
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 941.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 30% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -54.62%
• Current HPI: 204.6532
• Rent YoY: ▲ 5.39%
• 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

+291.2% since first listed

5 events — show timeline

• 2026-02-27 Listed $185,000 Greater Alabama MLS
• 2026-02-26 Coming Soon $185,000 Greater Alabama MLS
• 2020-07-30 Sold (Public Records) $104,000 Public Records
• 2003-11-13 Sold (Public Records) $80,000 Public Records
• 1984-01-28 Sold (Public Records) $47,292 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,082 · +7.5% YoY. Source: county tax records.