108 Nekoma Dr · Birmingham, AL 35215

$159,900

3 bd · 2.0 ba · 2,032 sqft · SingleFamily public records · 1 Days on market

Built 1966 0.30 ac lot Est $148k · 8% over

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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 +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• ARV discount +4.0/15.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 108 Nekoma Drive. Home has 3 bedrooms, 2 full baths and over 2000 sq feet. It sits on a cul-de-sac with a huge backyard and 2 car carport. The home has newly been remodeled with refinished hardwood floors, fresh paint, new flooring, and light/plumbing fixtures. The kitchen has loads of cabinets and countertops with new stainless steel appliances. Downstairs has a gigantic den with a woodburning fireplace with dual built in bookshelves. As an added bonus this home comes with a central vacuum system. Hurry before it gets gone!

Key facts

• Large back deck
• Hardwoods
• Eat-in kitchen

Tags

• BRICK RANCH
• HARDWOODS
• EAT-IN KITCHEN
• PENINSULA BREAKFAST BAR
• FINISHED BASEMENT DEN
• LARGE BACK DECK

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Attached parking; 2 carport spaces
• Utilities: Public water; Gas water heater; Internet availability unknown
• Home design: 4-side brick construction; Existing year built (no recent construction indicated); Basement foundation
• Construction: 4-side brick exterior; Basement foundation
• Exterior features: Fenced yard; Open deck

Interior

• Kitchen: Solid surface countertops; Refrigerator included
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Ceilings: other (see remarks); Attic with pull-down access; Full daylight basement with both finished and unfinished areas; Has laundry
• Laundry & utility: Laundry room in the basement; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $25 ($303/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 $144k (9.7% below list).
• Recommended offer: $144k (9.7% 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-, crime F, employment 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.
• Zoned schools: Huffman Academy (math 0% / reading 17%, grade F, #594 of 627 statewide, top 95%, 735 students, 79% FRL); Huffman High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 1,147 students, 72% FRL).
• Market conditions: Rents rising (+3.0%/yr); 334 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 33% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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

• 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 $144,373 (9.7% below list)

Questions for the listing agent

1. Built in 1966 — 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 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?
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: 0.90% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $148,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Nekoma Dr	0.07mi	4/2.0 (+1)	2,190 (+8%)	14mo	$130,000	$59	67
1321 Glenwood St	0.43mi	3/1.0	2,024 (-0%)	17mo	$95,000	$47	61
1128 Cheyenne Blvd	0.55mi	4/2.0 (+1)	1,992 (-2%)	9mo	$144,250	$72	58
425 15th Terrace Cir NW	0.70mi	3/2.0	1,956 (-4%)	5mo	$133,000	$68	57
1143 Violet Dr	0.34mi	4/2.0 (+1)	2,200 (+8%)	13mo	$160,000	$73	55
457 Azalea Way	0.59mi	3/2.0	1,940 (-4%)	14mo	$155,000	$80	53
1536 Glenwood St NW	0.75mi	3/2.0	2,049 (+1%)	14mo	$174,900	$85	52
349 Orchid Ln	0.55mi	3/3.0	1,858 (-9%)	10mo	$225,000	$121	48
513 Camellia Rd	0.56mi	4/2.0 (+1)	2,244 (+10%)	10mo	$174,900	$78	43
1309 Hartford Dr	0.65mi	3/2.0	2,326 (+14%)	10mo	$159,900	$69	37
1460 4th Pl NW	0.67mi	4/2.0 (+1)	1,769 (-13%)	11mo	$192,000	$109	33
401 15th Ter NW	0.73mi	4/1.5 (+1)	1,772 (-13%)	10mo	$126,500	$71	29

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-24,216
• Equity at exit: $23,842

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-18,662
• Equity at exit: $13,825

Cash invested: $44,772 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 334
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$839
• Tax from tax record: −$210 /mo · $2,522/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $25

Break-even live

Break-even rent $1,412

Max offer price $159,900

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $71	+0% $25	+5% $-20	+10% $-65
Rent	-10% $-89	-5% $-32	+0% $25	+5% $82	+10% $139
Rate	-1.0pp $106	-0.5pp $66	base $25	+0.5pp $-16	+1.0pp $-58

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 13th Ave NW Center Point, AL	4.0	2.0	1444	$1,265	$0.88	24d	1	0.28mi
1259 Huffman Rd Center Point, AL	3.0	2.0	1662	$1,556	$0.94	44d	1	0.30mi
324 13th Ter NW Center Point, AL	3.0	1.5	1418	$1,295	$0.91	24d	1	0.39mi
1177 Five Mile Rd Birmingham, AL	3.0	2.0	1636	$1,100	$0.67	44d	1	0.43mi
1112 Violet Dr Birmingham, AL	3.0	2.0	1414	$1,600	$1.13	12d	1	0.44mi
901 Eldorado Dr Birmingham, AL	4.0	2.0	1680	$1,415	$0.84	15d	1	0.71mi
1317 Hatfield Ln Birmingham, AL	3.0	1.5	2028	$1,300	$0.64	24d	1	0.74mi
617 Carson Crest Cir Birmingham, AL	4.0	2.0	1528	$1,723	$1.13	17d	1	0.79mi
428 15th Ter NW Center Point, AL	3.0	2.0	1528	$1,795	$1.17	3d	1	0.79mi
933 Edwards Lake Rd Birmingham, AL	3.0	2.0	1684	$1,360	$0.81	4d	1	0.81mi
929 Meadowbrook Dr Birmingham, AL	3.0	2.0	1649	$1,200	$0.73	12d	1	0.88mi
236 E Haven Dr Birmingham, AL	3.0	1.5	1926	$1,495	$0.78	12d	1	0.90mi
1617 3rd Pl NW Center Point, AL	3.0	2.0	1404	$1,150	$0.82	24d	1	0.91mi
1128 Lay Dr Birmingham, AL	3.0	1.5	1700	$1,410	$0.83	12d	1	1.00mi
1037 Dawn Dr Birmingham, AL	4.0	1.0	1532	$1,295	$0.85	12d	1	1.05mi
921 Charles Ct Birmingham, AL	4.0	2.0	1529	$1,450	$0.95	44d	1	1.14mi
1360 Orlando Cir NE Birmingham, AL	3.0	2.0	1489	$1,455	$0.98	24d	1	1.15mi
1736 6th St NW Center Point, AL	4.0	2.0	1830	$1,550	$0.85	44d	1	1.28mi
744 Vaughn Cir Birmingham, AL	4.0	2.0	1516	$1,561	$1.03	24d	1	1.39mi
113 19th Ave NW Center Point, AL	3.0	2.0	1407	$1,250	$0.89	12d	1	1.41mi
417 Price Dr Birmingham, AL	4.0	2.0	1584	$1,395	$0.88	24d	1	1.43mi
1700 Serene Dr Birmingham, AL	4.0	1.5	1543	$1,630	$1.06	3d	1	1.48mi

Listing history 2 events

1. 2026-06-17
   remarks 651-char remark
2. 2026-06-17
   listed $159,900 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: $2,522 · $210/mo
• Projected year-2 tax: $2,522 · $210/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 5/10 Major 7 d/yr ≥106°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: $17,325
• − Mortgage interest: −$8,957
• − Property taxes: −$2,522
• − Insurance: −$800
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$4,652
• Taxable loss: −$2,377
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $874/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): 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

+112.7% since first listed

12 events — show timeline

• 2026-06-17 Listed $159,900 Greater Alabama MLS
• 2022-03-01 Sold (Public Records) $161,387 Public Records
• 2021-04-30 Sold (Public Records) $143,500 Public Records
• 2021-04-30 Sold (MLS) $143,500 Greater Alabama MLS
• 2021-04-20 Delisted — Greater Alabama MLS
• 2021-03-31 Contingent — Greater Alabama MLS
• 2021-03-25 Listed $149,900 Greater Alabama MLS
• 2017-06-16 Sold (Public Records) $83,500 Public Records
• 2017-06-15 Sold (MLS) $83,100 Greater Alabama MLS
• 2017-06-09 Delisted — Greater Alabama MLS
• 2017-04-07 Listed $92,900 Greater Alabama MLS
• 2014-09-05 Sold (Public Records) $75,175 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,522 · +0.0% YoY. Source: county tax records.