1265 Meadow Ln · Birmingham, AL 35228

$89,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 5 Days on market

Built 1950 0.28 ac lot Est $93k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 1% rule +8.5/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +0.9/10.0

Listing remarks MLS

What a deal! This home is conveniently located in the Green acres community. Easy access to shopping and restaurants. Hardwood floors. This home is on a large, flat lot with a detached one car garage. The street is quiet and well-kept. The home has a great layout with a master suite. Eat in kitchen as well as a formal dining room. See this house today!!

Key facts

• Quiet street
• One level living
• Driveway parking

Tags

• ONE LEVEL LIVING
• QUIET STREET
• DRIVEWAY PARKING

Property features AI

Finance

• Other: Lot size approximately 0.28 acres; Located in GREEN ACRES subdivision

Exterior

• Parking: Driveway parking; Parking on main level
• Utilities: Public water; Connected sewer; Gas water heater; Underground utilities; Internet service available
• Home design: Existing construction; Siding exterior
• Construction: Crawl space foundation
• Exterior features: Storage building; No pool; No patio; No deck; No garden/patio; Not waterfront

Interior

• Kitchen: Dishwasher (built-in); Electric oven; Electric stove; Refrigerator
• Bedrooms: Master bedroom (main level); Additional bedrooms on main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms; Tub/shower combo; Linen closet
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: Smooth ceilings; Solid surface kitchen countertops; Eating area in kitchen; Some stainless appliances
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet on main level; Attic with pull-down access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.9% 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 (-1.5%/yr); 88 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $622 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.
• Current owner paid $67k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $89,900

Questions for the listing agent

1. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $93,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1265 Meadow Ln	0.00mi	3/2.0	1,456 (0%)	1mo	$79,900	$55	99
1112 68th St W	0.31mi	3/2.0	1,472 (+1%)	9mo	$170,000	$115	76
1341 Pineview Rd	0.23mi	3/1.0	1,409 (-3%)	9mo	$90,000	$64	72
1313 Brighton Rd	0.30mi	3/1.5	1,406 (-3%)	16mo	$120,000	$85	66
6000 Court H	0.55mi	4/1.0 (+1)	1,456 (0%)	5mo	$153,000	$105	62
913 Daniel Cir	0.37mi	3/1.5	1,317 (-10%)	6mo	$75,000	$57	60
3213 Lee Ave SW	0.67mi	3/2.0	1,653 (+14%)	2mo	$60,000	$36	45
827 60th St	0.69mi	3/2.0	1,650 (+13%)	4mo	$60,000	$36	42
5528 Avenue Q	0.72mi	3/1.0	1,252 (-14%)	2mo	$52,900	$42	37
5501 Avenue J	0.64mi	3/2.0	1,248 (-14%)	14mo	$150,000	$120	34
5316 Court I	0.75mi	3/1.0	1,284 (-12%)	13mo	$87,000	$68	30
1708 58th St W	0.68mi	4/1.0 (+1)	1,256 (-14%)	11mo	$75,000	$60	27

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: 4.1%
• Equity multiple: 1.15×
• Total profit: $3,876
• Equity at exit: $13,404

10-year hold

• IRR: 10.6%
• Equity multiple: 1.72×
• Total profit: $18,018
• Equity at exit: $7,773

Cash invested: $25,172 (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 35228

• Home prices YoY: -3.5%
• Rents YoY: -1.5%
• Active inventory: 88
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$471
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $345

Break-even live

Break-even rent $773

Max offer price $89,900

Occupancy floor 66%

Sensitivity live

Price	-10% $396	-5% $371	+0% $345	+5% $320	+10% $294
Rent	-10% $249	-5% $297	+0% $345	+5% $393	+10% $441
Rate	-1.0pp $390	-0.5pp $368	base $345	+0.5pp $322	+1.0pp $298

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 Pineview Rd Birmingham, AL	4.0	2.0	1409	$1,300	$0.92	45d	1	0.25mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	45d	1	0.27mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	45d	1	0.32mi
913 Daniel Cir Birmingham, AL	4.0	2.0	1317	$1,300	$0.99	45d	1	0.37mi
5808 Court O Birmingham, AL	3.0	1.5	1227	$1,100	$0.90	45d	1	0.47mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	25d	1	0.50mi
1112 S Gale Dr Birmingham, AL	3.0	1.5	1053	$1,175	$1.12	45d	1	0.51mi
5717 Avenue O Unit O Birmingham, AL	3.0	2.0	1029	$1,250	$1.21	45d	1	0.52mi
373 Belcher Dr Birmingham, AL	4.0	1.0	1255	$1,100	$0.88	45d	1	0.59mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	21d	1	0.60mi
5709 Court H Birmingham, AL	4.0	1.5	1455	$1,400	$0.96	3d	1	0.61mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	5d	1	0.62mi
5521 Court I Birmingham, AL	3.0	2.0	1545	$1,100	$0.71	45d	1	0.62mi
5604 Terrace O Birmingham, AL	4.0	1.0	1072	$1,325	$1.24	45d	1	0.62mi
408 Midway St Birmingham, AL	3.0	1.0	1301	$1,075	$0.83	21d	1	0.64mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	46d	1	0.64mi
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	45d	1	0.67mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	45d	1	0.67mi
340 McPherson Ave Birmingham, AL	2.0	1.0	924	$910	$0.98	45d	1	0.71mi
336 McPherson Ave Birmingham, AL	3.0	1.0	1094	$1,100	$1.01	25d	1	0.72mi
1376 Creel Ct Birmingham, AL	3.0	1.0	1008	$1,000	$0.99	45d	1	0.73mi
5316 Court I Birmingham, AL	3.0	2.0	1284	$1,200	$0.93	45d	1	0.74mi
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	45d	1	0.76mi
5300 Avenue I Birmingham, AL	4.0	2.0	1360	$1,500	$1.10	4d	1	0.79mi
1417 Bessemer Rd Birmingham, AL	3.0	1.0	1688	$1,200	$0.71	45d	1	0.80mi
704 61st St Fairfield, AL	3.0	1.0	1184	$1,050	$0.89	25d	1	0.81mi
5503 Myron Massey Blvd Fairfield, AL	3.0	2.0	1119	$1,200	$1.07	45d	1	0.82mi
829 51st Street Ensley Birmingham, AL	3.0	1.0	1203	$1,340	$1.11	5d	1	0.84mi
5406 Court G Unit G Fairfield, AL	3.0	2.0	1449	$1,199	$0.83	13d	1	0.84mi
1412 Woodward Rd Birmingham, AL	3.0	1.0	1220	$1,203	$0.99	18d	1	0.84mi
1441 Creel St Birmingham, AL	3.0	2.0	1319	$1,275	$0.97	5d	1	0.85mi
502 64th St Fairfield, AL	3.0	1.0	1250	$695	$0.56	45d	1	0.85mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	45d	1	0.88mi
5219 Court G Unit G Fairfield, AL	3.0	1.0	1140	$950	$0.83	25d	1	0.89mi
1838 31st St SW Birmingham, AL	3.0	2.0	1400	$1,223	$0.87	18d	1	0.90mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	21d	1	0.91mi
1433 Rayfield Dr Birmingham, AL	3.0	1.0	1064	$950	$0.89	45d	1	0.91mi
1632 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1337	$1,100	$0.82	45d	1	0.92mi
1632 51st St W Birmingham, AL	3.0	1.0	1337	$1,000	$0.75	4d	1	0.93mi
435 62nd St Fairfield, AL	3.0	2.0	1249	$985	$0.79	45d	1	0.93mi

Listing history 11 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $89,900 Active
3. 2024-03-29
   historical $1,180
4. 2024-01-20
   price $1,180
5. 2023-12-27
   listed $1,200
6. 2019-03-21
   soldstatus $67,000
7. 2018-06-18
   soldstatus $57,000
8. 2018-06-15
   soldstatus $56,900 Sold 355-char remark

   Show marketing remark (355 chars)

   What a deal! This home is conveniently located in the Green acres community. Easy access to shopping and restaurants. Hardwood floors. This home is on a large, flat lot with a detached one car garage. The street is quiet and well-kept. The home has a great layout with a master suite. Eat in kitchen as well as a formal dining room. See this house today!!

9. 2018-05-05
   historical Contingent 355-char remark

   Show marketing remark (355 chars)

   What a deal! This home is conveniently located in the Green acres community. Easy access to shopping and restaurants. Hardwood floors. This home is on a large, flat lot with a detached one car garage. The street is quiet and well-kept. The home has a great layout with a master suite. Eat in kitchen as well as a formal dining room. See this house today!!

10. 2018-05-01
    listed $59,900 Active 355-char remark

    Show marketing remark (355 chars)

    What a deal! This home is conveniently located in the Green acres community. Easy access to shopping and restaurants. Hardwood floors. This home is on a large, flat lot with a detached one car garage. The street is quiet and well-kept. The home has a great layout with a master suite. Eat in kitchen as well as a formal dining room. See this house today!!

11. 1993-01-08
    soldstatus $44,900

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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 7/10 Severe 7 d/yr ≥108°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: $14,523
• − Mortgage interest: −$5,036
• − Property taxes: −$1,225
• − Insurance: −$450
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,615
• Taxable income: $2,873
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $3,451/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): 10,216
• Household income: $50,815
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 456.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 5% White 5%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -4.84%
• Current HPI: 134.8633
• Rent YoY: ▼ -1.47%
• 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

+100.2% since first listed

11 events — show timeline

• 2026-05-13 Pending — Greater Alabama MLS
• 2026-05-08 Listed $89,900 Greater Alabama MLS
• 2024-03-29 Rental Removed $1,180 RENTLY
• 2024-01-20 Price Changed $1,180 RENTLY
• 2023-12-27 Listed for Rent $1,200 RENTLY
• 2019-03-21 Sold (Public Records) $67,000 Public Records
• 2018-06-18 Sold (Public Records) $57,000 Public Records
• 2018-06-15 Sold (MLS) $56,900 Greater Alabama MLS
• 2018-05-05 Contingent — Greater Alabama MLS
• 2018-05-01 Listed $59,900 Greater Alabama MLS
• 1993-01-08 Sold (Public Records) $44,900 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,225 · +0.0% YoY. Source: county tax records.