1749 Cleburn Ave · Birmingham, AL 35211

$55,000

2 bd · 1.0 ba · 788 sqft · SingleFamily public records · 96 Days on market

Built 1949 6,969 sqft lot $70/sqft · 17% above area Est $47k · 17% over

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

Listing remarks MLS

Fantastic investment opportunity in West Birmingham! This property is well-positioned to serve as a strong rental or long-term hold with several major system updates already completed, including a new roof (June 2022), new sewer line from the home to the street (2018), and electrical and plumbing upgrades (2016). Conveniently located directly across from New Hope Baptist Church and Christian School, the property offers ample parking in both the front and rear of the home. With solid fundamentals and key improvements already handled, there’s excellent potential to add value through basic updates. Market rent is projected to meet or exceed $1,000 per month, making this a compelling opportunity for investors seeking cash flow and upside potential.

Key facts

• Ample parking
• Plumbing upgrades
• New roof

Tags

• INVESTMENT OPPORTUNITY
• NEW ROOF
• NEW SEWER LINE
• ELECTRICAL UPGRADES
• PLUMBING UPGRADES
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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 soft (-0.0%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 35% of the median local income ($35k/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 $380 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 + 0.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.87% ✓
• Cap rate: 16.05%
• Cash-on-cash: 34.84%
• DSCR: 2.55
• GRM: 4.5

CMA / ARV

• ARV (median comp): $47,045
• List price: $55,000
• Delta: 16.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 Jefferson Ave SW	0.20mi	2/1.0	816 (+4%)	0mo	$47,500	$58	84
914 21st St SW	0.52mi	3/1.0 (+1)	784 (-0%)	5mo	$25,000	$32	66
1776 Alemeda Ave SW	0.23mi	2/1.0	702 (-11%)	12mo	$46,000	$66	61
1736 Jefferson Ave SW	0.18mi	3/1.0 (+1)	871 (+10%)	11mo	$116,000	$133	60
901 22nd St SW	0.55mi	2/1.0	768 (-2%)	17mo	$11,000	$14	56
1324 19th St SW	0.43mi	2/2.0	864 (+10%)	6mo	$83,500	$97	55
340 SW 22nd St SW	0.68mi	2/1.0	846 (+7%)	8mo	$25,000	$30	49
904 24th St	0.72mi	2/1.0	783 (-1%)	20mo	$33,000	$42	49
2005 Pearson Ct	0.57mi	2/1.0	728 (-8%)	23mo	$49,900	$69	42
1541 Dennison Ave	0.68mi	3/1.0 (+1)	864 (+10%)	11mo	$55,000	$64	38
237 20th St SW	0.65mi	2/1.0	871 (+10%)	19mo	$60,000	$69	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.08×
• Total profit: $16,559
• Equity at exit: $8,201

10-year hold

• IRR: 32.7%
• Equity multiple: 3.56×
• Total profit: $39,479
• Equity at exit: $4,755

Cash invested: $15,400 (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 35211

• Rents YoY: -0.0%
• Active inventory: 152
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,027 high
• Mortgage (P&I): −$288
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $447

Break-even live

Break-even rent $461

Max offer price $55,000

Occupancy floor 51%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	16d	1	0.28mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	21d	1	0.40mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	12d	1	0.40mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	44d	1	0.43mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	0.47mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	44d	1	0.48mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	44d	1	0.50mi
914 21st St SW Birmingham, AL	3.0	1.0	784	$1,200	$1.53	21d	1	0.53mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	44d	1	0.64mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	3d	1	0.72mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	44d	1	0.73mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	24d	1	0.77mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	44d	1	0.79mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	44d	1	0.81mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	3d	1	0.86mi
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	24d	1	0.87mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	44d	1	0.90mi
249 Gloria Rd SW Birmingham, AL	2.0	1.0	624	$800	$1.28	44d	1	0.90mi
521 16th St SW Unit 523 Birmingham, AL	2.0	1.0	800	$800	$1.00	44d	1	0.90mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	0.91mi
914 14th St SW Unit A Birmingham, AL	1.0	1.0	577	$600	$1.04	24d	1	0.92mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	580	$600	$1.03	12d	1	0.92mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	577	$700	$1.21	24d	1	0.92mi
1845 Henry Crumpton Dr Birmingham, AL	3.0	1.0	1000	$895	$0.90	3d	1	0.93mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	800	$800	$1.00	12d	1	0.93mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	870	$800	$0.92	44d	1	0.93mi
916 14th St SW Unit A Birmingham, AL	2.0	1.0	870	$800	$0.92	24d	1	0.93mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	24d	1	0.97mi
132 17th St SW Birmingham, AL	2.0	1.0	738	$945	$1.28	44d	1	1.10mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	24d	1	1.12mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	44d	1	1.21mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	44d	1	1.27mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	1.29mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	44d	1	1.30mi
2432 Ishkooda Rd SW Birmingham, AL	3.0	1.0	1075	$1,150	$1.07	44d	1	1.33mi
1100 Cotton Ave SW Unit b Birmingham, AL	2.0	1.5	816	$988	$1.21	44d	1	1.35mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	44d	1	1.36mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	44d	1	1.37mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	44d	1	1.41mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	19d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $55,000 Active 96 DOM
2. 2026-06-17
   days on market $55,000 Active 95 DOM
3. 2026-06-16
   days on market $55,000 Active 94 DOM
4. 2026-06-15
   days on market $55,000 Active 93 DOM
5. 2026-06-13
   pricedays on market $55,000 Active 91 DOM
6. 2026-06-10
   days on market $61,000 Active 88 DOM
7. 2026-06-09
   days on market $61,000 Active 87 DOM
8. 2026-06-08
   days on market $61,000 Active 86 DOM
9. 2026-06-07
   pricedays on market $61,000 Active 85 DOM
10. 2026-06-03
    days on market $62,000 Active 81 DOM
11. 2026-06-02
    days on market $62,000 Active 80 DOM
12. 2026-06-01
    days on market $62,000 Active 79 DOM
13. 2026-06-01
    price $62,000 Active 78 DOM
14. 2026-05-31
    days on market $65,000 Active 78 DOM
15. 2026-05-07
    status Pending 760-char remark

    Show marketing remark (760 chars)

    Fantastic investment opportunity in West Birmingham! This property is well-positioned to serve as a strong rental or long-term hold with several major system updates already completed, including a new roof (June 2022), new sewer line from the home to the street (2018), and electrical and plumbing upgrades (2016). Conveniently located directly across from New Hope Baptist Church and Christian School, the property offers ample parking in both the front and rear of the home. With solid fundamentals and key improvements already handled, there’s excellent potential to add value through basic updates. Market rent is projected to meet or exceed $1,000 per month, making this a compelling opportunity for investors seeking cash flow and upside potential.

16. 2026-04-13
    price $65,000 760-char remark

    Show marketing remark (760 chars)

    Fantastic investment opportunity in West Birmingham! This property is well-positioned to serve as a strong rental or long-term hold with several major system updates already completed, including a new roof (June 2022), new sewer line from the home to the street (2018), and electrical and plumbing upgrades (2016). Conveniently located directly across from New Hope Baptist Church and Christian School, the property offers ample parking in both the front and rear of the home. With solid fundamentals and key improvements already handled, there’s excellent potential to add value through basic updates. Market rent is projected to meet or exceed $1,000 per month, making this a compelling opportunity for investors seeking cash flow and upside potential.

17. 2026-04-08
    price $66,000 760-char remark

    Show marketing remark (760 chars)

    Fantastic investment opportunity in West Birmingham! This property is well-positioned to serve as a strong rental or long-term hold with several major system updates already completed, including a new roof (June 2022), new sewer line from the home to the street (2018), and electrical and plumbing upgrades (2016). Conveniently located directly across from New Hope Baptist Church and Christian School, the property offers ample parking in both the front and rear of the home. With solid fundamentals and key improvements already handled, there’s excellent potential to add value through basic updates. Market rent is projected to meet or exceed $1,000 per month, making this a compelling opportunity for investors seeking cash flow and upside potential.

18. 2026-04-07
    price $67,000 760-char remark

    Show marketing remark (760 chars)

    Fantastic investment opportunity in West Birmingham! This property is well-positioned to serve as a strong rental or long-term hold with several major system updates already completed, including a new roof (June 2022), new sewer line from the home to the street (2018), and electrical and plumbing upgrades (2016). Conveniently located directly across from New Hope Baptist Church and Christian School, the property offers ample parking in both the front and rear of the home. With solid fundamentals and key improvements already handled, there’s excellent potential to add value through basic updates. Market rent is projected to meet or exceed $1,000 per month, making this a compelling opportunity for investors seeking cash flow and upside potential.

19. 2026-04-01
    price $68,000 760-char remark

    Show marketing remark (760 chars)

    Fantastic investment opportunity in West Birmingham! This property is well-positioned to serve as a strong rental or long-term hold with several major system updates already completed, including a new roof (June 2022), new sewer line from the home to the street (2018), and electrical and plumbing upgrades (2016). Conveniently located directly across from New Hope Baptist Church and Christian School, the property offers ample parking in both the front and rear of the home. With solid fundamentals and key improvements already handled, there’s excellent potential to add value through basic updates. Market rent is projected to meet or exceed $1,000 per month, making this a compelling opportunity for investors seeking cash flow and upside potential.

20. 2026-03-19
    price $69,000 760-char remark

    Show marketing remark (760 chars)

    Fantastic investment opportunity in West Birmingham! This property is well-positioned to serve as a strong rental or long-term hold with several major system updates already completed, including a new roof (June 2022), new sewer line from the home to the street (2018), and electrical and plumbing upgrades (2016). Conveniently located directly across from New Hope Baptist Church and Christian School, the property offers ample parking in both the front and rear of the home. With solid fundamentals and key improvements already handled, there’s excellent potential to add value through basic updates. Market rent is projected to meet or exceed $1,000 per month, making this a compelling opportunity for investors seeking cash flow and upside potential.

21. 2026-03-09
    price $69,999 760-char remark

    Show marketing remark (760 chars)

    Fantastic investment opportunity in West Birmingham! This property is well-positioned to serve as a strong rental or long-term hold with several major system updates already completed, including a new roof (June 2022), new sewer line from the home to the street (2018), and electrical and plumbing upgrades (2016). Conveniently located directly across from New Hope Baptist Church and Christian School, the property offers ample parking in both the front and rear of the home. With solid fundamentals and key improvements already handled, there’s excellent potential to add value through basic updates. Market rent is projected to meet or exceed $1,000 per month, making this a compelling opportunity for investors seeking cash flow and upside potential.

22. 2026-02-23
    listed $70,000 Active 760-char remark

    Show marketing remark (760 chars)

    Fantastic investment opportunity in West Birmingham! This property is well-positioned to serve as a strong rental or long-term hold with several major system updates already completed, including a new roof (June 2022), new sewer line from the home to the street (2018), and electrical and plumbing upgrades (2016). Conveniently located directly across from New Hope Baptist Church and Christian School, the property offers ample parking in both the front and rear of the home. With solid fundamentals and key improvements already handled, there’s excellent potential to add value through basic updates. Market rent is projected to meet or exceed $1,000 per month, making this a compelling opportunity for investors seeking cash flow and upside potential.

23. 2023-01-30
    soldstatus $50,000
24. 2022-12-27
    price $59,000

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $634 · $53/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 ≥106°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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,323
• − Mortgage interest: −$3,081
• − Property taxes: −$634
• − Insurance: −$275
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,600
• Taxable income: $4,761
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $4,222/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): 24,924
• Household income: $34,884
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2161.0

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 (77%)
• Race & ethnicity: Black 77% White 10% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 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: ▼ -49.29%
• Current HPI: 91.2903
• Rent YoY: ▬ -0.01%
• 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

+10.2% since first listed

10 events — show timeline

• 2026-05-07 Pending — Greater Alabama MLS
• 2026-04-13 Price Changed $65,000 Greater Alabama MLS
• 2026-04-08 Price Changed $66,000 Greater Alabama MLS
• 2026-04-07 Price Changed $67,000 Greater Alabama MLS
• 2026-04-01 Price Changed $68,000 Greater Alabama MLS
• 2026-03-19 Price Changed $69,000 Greater Alabama MLS
• 2026-03-09 Price Changed $69,999 Greater Alabama MLS
• 2026-02-23 Listed $70,000 Greater Alabama MLS
• 2023-01-30 Sold (Public Records) $50,000 Public Records
• 2022-12-27 Price Changed $59,000 Greater Alabama MLS

Property tax history

+2.2%/yr

Latest (2025): $634 · +0.0% YoY. Source: county tax records.