1 Berrywood Dr #1 · Vestavia Hills, AL 35216

$234,900

3 bd · 2.5 ba · 2,074 sqft · Condo · 83 Days on market

Built 1975 Fair condition $113/sqft · 20% below area Est $292k · 20% under ↓ 2% since listing

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Why this score? — see what drove the C+ 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 +18.9/30.0
• ARV discount +15.0/15.0
• Schools +6.5/10.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready townhome in Vestavia School System! This home features 3 bedrooms & 2.5 full bathrooms. Main level leads you into the foyer area & into the updated kitchen with painted cabinets, butcher block countertops, stainless appliances including stove, built in microwave, dishwasher, fridge & breakfast nook with access to the back deck. Formal dining room leads up to the living room with gas fireplace, vaulted ceilings, & access to the back deck. Also on main level is a large den or 4th bedroom with a half bath. Upstairs features the primary bedroom complete w/ sitting area & fireplace, the updated en-suite features double vanity, walk-in closet, & tiled shower. The additional 2 bedrooms feature carpet & share the updated hall bathroom w/ tiled shower. Laundry room conveniently located on 2nd level as well w/ washer/dryer. Outback is great for grilling or entertaining & looks out over the community pool. Great location right off Columbiana Hwy & quick access to I-65!

Key facts

• Community pool
• Built 1975
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $235k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.5% in Vestavia Hills — 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 84/100 on livability (#2 in AL, #827 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Vestavia Hills City (suburban): math 63% / reading 83% proficiency, ranked #2 of 129 in AL (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.6%/yr); 135 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 38% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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 83 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $220,806 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $292,082
• List price: $234,900
• Delta: -19.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-23,627
• Equity at exit: $35,024

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,583
• Equity at exit: $20,310

Cash invested: $65,772 (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 35216

• Rents YoY: 2.6%
• Active inventory: 135
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $241

Break-even live

Break-even rent $2,055

Max offer price $234,900

Occupancy floor 85%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1828 Jacobs Ln Vestavia Hills, AL	3.0	2.0	2203	$3,000	$1.36	44d	1	0.33mi
191 Castlehill Dr Vestavia, AL	4.0	3.0	2517	$2,550	$1.01	2d	1	0.57mi
1716 Vestawood Ct Unit 1714D Vestavia Hills, AL	3.0	2.0	1503	$1,369	$0.91	44d	1	0.74mi
2717 Hackberry Rd Vestavia, AL	4.0	1.5	2067	$875	$0.42	44d	1	0.92mi
2128 Montreat Dr Vestavia Hills, AL	3.0	2.5	1705	$1,750	$1.03	44d	1	1.13mi
1515 Vestridge Dr Vestavia Hills, AL	1.0–3.0	2.5	1670	$1,895	$1.13	2d	3	1.14mi
1712 Ridgewood Pl Vestavia Hills, AL	3.0	2.0	1742	$3,950	$2.27	16d	1	1.24mi
1856 Catala Rd Vestavia Hills, AL	4.0	2.5	1908	$2,550	$1.34	44d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $234,900 Active 83 DOM
2. 2026-06-17
   days on market $234,900 Active 82 DOM
3. 2026-06-16
   days on market $234,900 Active 81 DOM
4. 2026-06-15
   days on market $234,900 Active 80 DOM
5. 2026-06-13
   days on market $234,900 Active 78 DOM
6. 2026-06-10
   days on market $234,900 Active 75 DOM
7. 2026-06-09
   days on market $234,900 Active 74 DOM
8. 2026-06-08
   days on market $234,900 Active 73 DOM
9. 2026-06-07
   days on market $234,900 Active 72 DOM
10. 2026-06-03
    days on market $234,900 Active 68 DOM
11. 2026-06-03
    days on market $234,900 Active 67 DOM
12. 2026-06-01
    days on market $234,900 Active 66 DOM
13. 2026-05-31
    days on market $234,900 Active 65 DOM
14. 2026-04-23
    price $244,900 1038-char remark

    Show marketing remark (1038 chars)

    Move in ready townhome in Vestavia School System! This home features 3 bedrooms & 2.5 full bathrooms. Main level leads you into the foyer area & into the updated kitchen with painted cabinets, butcher block countertops, stainless appliances including stove, built in microwave, dishwasher, fridge & breakfast nook with access to the back deck. Formal dining room leads up to the living room with gas fireplace, vaulted ceilings, & access to the back deck. Also on main level is a large den or 4th bedroom with a half bath. Upstairs features the primary bedroom complete w/ sitting area & fireplace, the updated en-suite features double vanity, walk-in closet, & tiled shower. The additional 2 bedrooms feature carpet & share the updated hall bathroom w/ tiled shower. Laundry room conveniently located on 2nd level as well w/ washer/dryer. Outback is great for grilling or entertaining & looks out over the community pool. Great location right off Columbiana Hwy & quick access to I-65!

15. 2026-03-27
    listed $249,900 Active 1038-char remark

    Show marketing remark (1038 chars)

    Move in ready townhome in Vestavia School System! This home features 3 bedrooms & 2.5 full bathrooms. Main level leads you into the foyer area & into the updated kitchen with painted cabinets, butcher block countertops, stainless appliances including stove, built in microwave, dishwasher, fridge & breakfast nook with access to the back deck. Formal dining room leads up to the living room with gas fireplace, vaulted ceilings, & access to the back deck. Also on main level is a large den or 4th bedroom with a half bath. Upstairs features the primary bedroom complete w/ sitting area & fireplace, the updated en-suite features double vanity, walk-in closet, & tiled shower. The additional 2 bedrooms feature carpet & share the updated hall bathroom w/ tiled shower. Laundry room conveniently located on 2nd level as well w/ washer/dryer. Outback is great for grilling or entertaining & looks out over the community pool. Great location right off Columbiana Hwy & quick access to I-65!

16. 2026-03-25
    historical $249,900 1038-char remark

    Show marketing remark (1038 chars)

    Move in ready townhome in Vestavia School System! This home features 3 bedrooms & 2.5 full bathrooms. Main level leads you into the foyer area & into the updated kitchen with painted cabinets, butcher block countertops, stainless appliances including stove, built in microwave, dishwasher, fridge & breakfast nook with access to the back deck. Formal dining room leads up to the living room with gas fireplace, vaulted ceilings, & access to the back deck. Also on main level is a large den or 4th bedroom with a half bath. Upstairs features the primary bedroom complete w/ sitting area & fireplace, the updated en-suite features double vanity, walk-in closet, & tiled shower. The additional 2 bedrooms feature carpet & share the updated hall bathroom w/ tiled shower. Laundry room conveniently located on 2nd level as well w/ washer/dryer. Outback is great for grilling or entertaining & looks out over the community pool. Great location right off Columbiana Hwy & quick access to I-65!

17. 2023-04-25
    soldstatus $225,000 Sold 916-char remark

    Show marketing remark (916 chars)

    Dynamic condo w extraordinary architecture & unique design w brand new deck, paint, & carpet in Vestavia! 4 bed rm 2.5 bath. The main level offers a kitchen w tons of potential. Spacious dining rm. Light filled living room w vaulted wood clad ceiling, huge windows, heated floor, & fireplace & gorgeously designed stairs. Low maintenance tile throughout the main lvl. Garage converted to a Main lvl bed rm w tons of closet space a walk in closet & home office. This versatile rm could be used as a den, larger dining rm, guest suite or Main lvl Master. Upstairs there is a huge Master suite w tile flooring, wood burning fire place, walk in closet, closet space, & spacious Master ba. 2 other bed rms, lovely hall ba, laundry area & new carpet. New deck is glorious overlooking the pool & the condo grounds. Come make this condo your own! Schedule an appointment TODAY!!

18. 2023-04-07
    historical Contingent 916-char remark

    Show marketing remark (916 chars)

    Dynamic condo w extraordinary architecture & unique design w brand new deck, paint, & carpet in Vestavia! 4 bed rm 2.5 bath. The main level offers a kitchen w tons of potential. Spacious dining rm. Light filled living room w vaulted wood clad ceiling, huge windows, heated floor, & fireplace & gorgeously designed stairs. Low maintenance tile throughout the main lvl. Garage converted to a Main lvl bed rm w tons of closet space a walk in closet & home office. This versatile rm could be used as a den, larger dining rm, guest suite or Main lvl Master. Upstairs there is a huge Master suite w tile flooring, wood burning fire place, walk in closet, closet space, & spacious Master ba. 2 other bed rms, lovely hall ba, laundry area & new carpet. New deck is glorious overlooking the pool & the condo grounds. Come make this condo your own! Schedule an appointment TODAY!!

19. 2023-02-24
    status Active 916-char remark

    Show marketing remark (916 chars)

    Dynamic condo w extraordinary architecture & unique design w brand new deck, paint, & carpet in Vestavia! 4 bed rm 2.5 bath. The main level offers a kitchen w tons of potential. Spacious dining rm. Light filled living room w vaulted wood clad ceiling, huge windows, heated floor, & fireplace & gorgeously designed stairs. Low maintenance tile throughout the main lvl. Garage converted to a Main lvl bed rm w tons of closet space a walk in closet & home office. This versatile rm could be used as a den, larger dining rm, guest suite or Main lvl Master. Upstairs there is a huge Master suite w tile flooring, wood burning fire place, walk in closet, closet space, & spacious Master ba. 2 other bed rms, lovely hall ba, laundry area & new carpet. New deck is glorious overlooking the pool & the condo grounds. Come make this condo your own! Schedule an appointment TODAY!!

20. 2023-02-21
    historical Contingent 916-char remark

    Show marketing remark (916 chars)

    Dynamic condo w extraordinary architecture & unique design w brand new deck, paint, & carpet in Vestavia! 4 bed rm 2.5 bath. The main level offers a kitchen w tons of potential. Spacious dining rm. Light filled living room w vaulted wood clad ceiling, huge windows, heated floor, & fireplace & gorgeously designed stairs. Low maintenance tile throughout the main lvl. Garage converted to a Main lvl bed rm w tons of closet space a walk in closet & home office. This versatile rm could be used as a den, larger dining rm, guest suite or Main lvl Master. Upstairs there is a huge Master suite w tile flooring, wood burning fire place, walk in closet, closet space, & spacious Master ba. 2 other bed rms, lovely hall ba, laundry area & new carpet. New deck is glorious overlooking the pool & the condo grounds. Come make this condo your own! Schedule an appointment TODAY!!

21. 2023-02-17
    listed $249,900 Active 916-char remark

    Show marketing remark (916 chars)

    Dynamic condo w extraordinary architecture & unique design w brand new deck, paint, & carpet in Vestavia! 4 bed rm 2.5 bath. The main level offers a kitchen w tons of potential. Spacious dining rm. Light filled living room w vaulted wood clad ceiling, huge windows, heated floor, & fireplace & gorgeously designed stairs. Low maintenance tile throughout the main lvl. Garage converted to a Main lvl bed rm w tons of closet space a walk in closet & home office. This versatile rm could be used as a den, larger dining rm, guest suite or Main lvl Master. Upstairs there is a huge Master suite w tile flooring, wood burning fire place, walk in closet, closet space, & spacious Master ba. 2 other bed rms, lovely hall ba, laundry area & new carpet. New deck is glorious overlooking the pool & the condo grounds. Come make this condo your own! Schedule an appointment TODAY!!

22. 2023-02-10
    historical $249,900 916-char remark

    Show marketing remark (916 chars)

    Dynamic condo w extraordinary architecture & unique design w brand new deck, paint, & carpet in Vestavia! 4 bed rm 2.5 bath. The main level offers a kitchen w tons of potential. Spacious dining rm. Light filled living room w vaulted wood clad ceiling, huge windows, heated floor, & fireplace & gorgeously designed stairs. Low maintenance tile throughout the main lvl. Garage converted to a Main lvl bed rm w tons of closet space a walk in closet & home office. This versatile rm could be used as a den, larger dining rm, guest suite or Main lvl Master. Upstairs there is a huge Master suite w tile flooring, wood burning fire place, walk in closet, closet space, & spacious Master ba. 2 other bed rms, lovely hall ba, laundry area & new carpet. New deck is glorious overlooking the pool & the condo grounds. Come make this condo your own! Schedule an appointment TODAY!!

ⓘ 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 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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,324
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − Depreciation: −$6,833
• Taxable loss: −$897
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $3,111/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 · 1 photo

Fair 45/100 Moderate rehab

This townhome requires moderate renovations to improve its condition and increase its resale and rental value. Key areas for improvement include the kitchen, bathrooms, exterior, and flooring.

Repairs flagged

• Major Kitchen countertops — Worn and need replacement
• Major Bathroom fixtures — Worn and need replacement
• Major Exterior siding — Aged and may need repainting or replacement
• Major Flooring — Worn and may need replacement
• Major Paint — Faded and needs fresh coats

Value-add opportunities

• Both Paint and repainting — Fresh paint can improve curb appeal and interior aesthetics
• Both Replace worn countertops and fixtures — New countertops and fixtures can enhance the kitchen and bathroom spaces
• Both Replace worn flooring — New flooring can improve the overall look and feel of the home
• Both Replace exterior siding — Fresh siding can improve the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn and need replacement	Major	$15,000–50,000
Bathroom fixtures · Worn and need replacement	Major	$15,000–50,000
Exterior siding · Aged and may need repainting or replacement	Major	$15,000–50,000
Flooring · Worn and may need replacement	Major	$15,000–50,000
Paint · Faded and needs fresh coats	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint and repainting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Replace worn countertops and fixtures — New countertops and fixtures can enhance the kitchen and bathroom spaces ↑
• Both Replace worn flooring — New flooring can improve the overall look and feel of the home ↑
• Both Replace exterior siding — Fresh siding can improve the home's curb appeal and increase its value ↑

ⓘ 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: Vestavia Hills City
• NCES district ID: 0103430
• Math proficiency: 63% ▼ -19.00%
• Reading proficiency: 83% ▲ 4.00%
• Median HH income: $87,306
• Composite: 65.34/100
• National rank: #486
• State rank: #2 of 129 in AL

Livability — Vestavia Hills

• Score: 84/100
• State rank: #2
• US rank: #827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vestavia Hills, AL
• County: Jefferson County · 527,445 people
• City population: 34,327
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 34,327
• Household income: $74,525
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1747.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 24% Hispanic / Latino 8% Asian 5% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Arabic 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: ▼ -259.83%
• Current HPI: 239.8705
• Rent YoY: ▲ 2.59%
• 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

-2.0% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $244,900 Greater Alabama MLS
• 2026-03-27 Listed $249,900 Greater Alabama MLS
• 2026-03-25 Coming Soon $249,900 Greater Alabama MLS
• 2023-04-25 Sold (MLS) $225,000 Greater Alabama MLS
• 2023-04-07 Contingent — Greater Alabama MLS
• 2023-02-24 Relisted — Greater Alabama MLS
• 2023-02-21 Contingent — Greater Alabama MLS
• 2023-02-17 Listed $249,900 Greater Alabama MLS
• 2023-02-10 Coming Soon $249,900 Greater Alabama MLS