1205 31st St SW · Birmingham, AL 35221

$94,899

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 197 Days on market

Built 1956 784 sqft lot Est $76k · 25% 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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.3/10.0
• Appreciation +4.3/10.0
• 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

Listing remarks MLS

This home has been well cared for and would make a great home or investment property for the right person. The washer and dryer will remain with the home. Schedule your showings today!

Key facts

• Built 1956
• Listed 197 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 26 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 (-1.3%/yr); year-one equity from $656 of loan paydown is wiped out by about $1k 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 (-1.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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

• Watch-outs: built in 1956 — 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 $83,511 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.13% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $76,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 Meadow Ln	0.38mi	3/1.0	1,008 (-1%)	1mo	$87,000	$86	81
5800 Court Q	0.42mi	3/1.0	1,024 (+1%)	2mo	$111,000	$108	77
5541 Court P	0.57mi	2/1.0 (-1)	1,035 (+2%)	1mo	$35,000	$34	64
2436 Powderly Ave SW	0.46mi	2/1.0 (-1)	966 (-5%)	2mo	$32,500	$34	64
2724 Lee Ave SW	0.63mi	3/1.0	960 (-5%)	1mo	$72,000	$75	61
5625 Avenue Q	0.52mi	3/1.0	1,103 (+9%)	3mo	$22,000	$20	59
5621 Avenue Q	0.53mi	3/1.0	1,136 (+12%)	1mo	$72,000	$63	54
1417 Brighton Rd	0.75mi	3/1.5	1,048 (+3%)	6mo	$110,000	$105	53
1407 57th Pl W	0.72mi	3/1.0	1,084 (+7%)	4mo	$79,000	$73	52
5604 Terrace O	0.68mi	4/1.0 (+1)	1,072 (+6%)	2mo	$80,000	$75	52
2526 SW Lee Ave	0.68mi	3/1.5	1,095 (+8%)	6mo	$18,000	$16	48
1409 66th St W	0.65mi	3/1.5	1,161 (+14%)	4mo	$95,000	$82	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.17×
• Total profit: $4,488
• Equity at exit: $21,469

10-year hold

• IRR: 10.8%
• Equity multiple: 2.02×
• Total profit: $27,007
• Equity at exit: $21,340

Cash invested: $26,572 (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 35221

• Home prices YoY: -1.1%
• Active inventory: 26
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,071 high
• Mortgage (P&I): −$498
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $204

Break-even live

Break-even rent $813

Max offer price $94,899

Occupancy floor 76%

Sensitivity live

Price	-10% $257	-5% $231	+0% $204	+5% $177	+10% $150
Rent	-10% $119	-5% $161	+0% $204	+5% $246	+10% $288
Rate	-1.0pp $252	-0.5pp $228	base $204	+0.5pp $179	+1.0pp $154

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	45d	1	0.08mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	4d	1	0.21mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	25d	1	0.37mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	45d	1	0.39mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	45d	1	0.40mi
1838 31st St SW Birmingham, AL	3.0	2.0	1400	$1,223	$0.87	17d	1	0.40mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	45d	1	0.40mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	45d	1	0.40mi
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	45d	1	0.42mi
2904 Garrison Ave SW Birmingham, AL	4.0	2.0	952	$1,050	$1.10	25d	1	0.45mi
2409 Garrison Ave SW Birmingham, AL	4.0	2.0	1000	$1,295	$1.29	45d	1	0.50mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	20d	1	0.56mi
5808 Court O Birmingham, AL	3.0	1.5	1227	$1,100	$0.90	45d	1	0.57mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	45d	1	0.60mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	25d	1	0.63mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	45d	1	0.64mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	25d	1	0.64mi
5717 Avenue O Unit O Birmingham, AL	3.0	2.0	1029	$1,250	$1.21	45d	1	0.65mi
1341 Pineview Rd Birmingham, AL	4.0	2.0	1409	$1,300	$0.92	45d	1	0.65mi
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	45d	1	0.66mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	45d	1	0.66mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	45d	1	0.68mi
5604 Terrace O Birmingham, AL	4.0	1.0	1072	$1,325	$1.24	45d	1	0.68mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	3d	1	0.68mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	20d	1	0.69mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	45d	1	0.73mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	45d	1	0.74mi
2300 31st St SW Unit ENSLEY2316 A Birmingham, AL	2.0	1.0	750	$1,000	$1.33	4d	1	0.74mi
1272 Meadow Ln Birmingham, AL	2.0	1.0	744	$800	$1.08	45d	1	0.76mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	45d	1	0.81mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	4d	1	0.81mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	45d	1	0.83mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	25d	1	0.83mi
1632 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1337	$1,100	$0.82	45d	1	0.83mi
1632 51st St W Birmingham, AL	3.0	1.0	1337	$1,000	$0.75	3d	1	0.84mi
2005 Snavely Ave SW Birmingham, AL	3.0	2.0	1380	$1,150	$0.83	45d	1	0.84mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	25d	1	0.84mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	45d	1	0.84mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	45d	1	0.85mi
3417 Park Ave SW Birmingham, AL	4.0	1.0	1402	$900	$0.64	45d	1	0.88mi

Listing history 17 events

1. 2026-04-07
   soldstatus $94,000
2. 2026-03-04
   status Pending
3. 2026-02-24
   price $94,899
4. 2025-09-01
   historical $1,000
5. 2025-08-19
   listed $94,900 Active
6. 2025-07-18
   listed $1,000
7. 2025-07-18
   historical $1,000
8. 2025-06-21
   price $1,000
9. 2025-06-11
   price $1,100
10. 2025-05-01
    historical $1,200
11. 2025-05-01
    listed $1,200
12. 2025-04-02
    listed $1,200
13. 2022-10-06
    soldstatus $66,000
14. 2022-09-07
    soldstatus $69,500
15. 2022-09-01
    soldstatus $69,500 Sold 184-char remark

    Show marketing remark (184 chars)

    This home has been well cared for and would make a great home or investment property for the right person. The washer and dryer will remain with the home. Schedule your showings today!

16. 2022-08-08
    status Pending 184-char remark

    Show marketing remark (184 chars)

    This home has been well cared for and would make a great home or investment property for the right person. The washer and dryer will remain with the home. Schedule your showings today!

17. 2022-07-18
    listed $79,900 Active 184-char remark

    Show marketing remark (184 chars)

    This home has been well cared for and would make a great home or investment property for the right person. The washer and dryer will remain with the home. Schedule your showings today!

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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 ≥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: $12,852
• − Mortgage interest: −$5,316
• − Property taxes: −$1,262
• − Insurance: −$474
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,761
• Taxable income: $983
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $2,209/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
• City population: 210,422
• Population (ZIP): 3,127

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% Two or more races 7% Hispanic / Latino 6% White 4%
• Hispanic origin (detail): Mexican 6%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -1.32%
• Current HPI: 121.0566
• Rent YoY: —
• Metro: —
• 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

+17.6% since first listed

17 events — show timeline

• 2026-04-07 Sold (Public Records) $94,000 Public Records
• 2026-03-04 Pending — Greater Alabama MLS
• 2026-02-24 Price Changed $94,899 Greater Alabama MLS
• 2025-09-01 Rental Removed $1,000 BUILDIUM
• 2025-08-19 Listed $94,900 Greater Alabama MLS
• 2025-07-18 Listed for Rent $1,000 BUILDIUM
• 2025-07-18 Rental Removed $1,000 TENANTTURNER2
• 2025-06-21 Price Changed $1,000 TENANTTURNER2
• 2025-06-11 Price Changed $1,100 TENANTTURNER2
• 2025-05-01 Rental Removed $1,200 BUILDIUM
• 2025-05-01 Listed for Rent $1,200 TENANTTURNER2
• 2025-04-02 Listed for Rent $1,200 BUILDIUM
• 2022-10-06 Sold (Public Records) $66,000 Public Records
• 2022-09-07 Sold (Public Records) $69,500 Public Records
• 2022-09-01 Sold (MLS) $69,500 Greater Alabama MLS
• 2022-08-08 Pending — Greater Alabama MLS
• 2022-07-18 Listed $79,900 Greater Alabama MLS

Property tax history

+0.0%/yr

Latest (2025): $1,262 · +0.0% YoY. Source: county tax records.