301 10th Ave SW · Birmingham, AL 35233

$84,500

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 50 Days on market

Built 1961 7,405 sqft lot Est $93k · 9% under

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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
• ARV discount +11.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Schools +0.9/10.0

Listing remarks

INVESTOR or Owner Occupant opportunity! 3 bedrooms 1 bath. Brick home with wood siding. 1 car attached garage. Large, fenced in backyard sitting on a corner lot. Walk into the living room area. Dining room sits to the left and is open to the kitchen. Kitchen offers a smooth cooktop with a wall oven. Laminate wood flooring throughout except for the bathroom. No carpet at all. The 3 bedrooms are in the back of the house. Sixth Ave Baptist church parking lot backs up to the backyard. Established neighborhood. Shopping and interstate are close. UAB is less than 15 min away. Sold as-is. Tenant is in place and would like to remain with new Investor. This home requires 24 hr - 48 hr notice prior t

Key facts

• 7,405 sq ft lot
• Garage
• Built 1961

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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-, 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: Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents soft (-2.8%/yr); 53 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); 50% 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 $584 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 + 0.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,965 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.34% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.60%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $93,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 17th Ct S	0.66mi	2/1.0	864 (0%)	4mo	$75,000	$87	66
1512 Mccary St SW	0.37mi	3/1.0 (+1)	884 (+2%)	15mo	$125,000	$141	62
1721 SW 3rd Pl	0.46mi	3/1.0 (+1)	880 (+2%)	12mo	$80,000	$91	61
1401 Mccary St	0.30mi	3/1.0 (+1)	888 (+3%)	19mo	$120,900	$136	60
40 20th Ave S	0.62mi	3/1.0 (+1)	853 (-1%)	8mo	$92,500	$108	58
1609 Center St S	0.58mi	2/1.0	852 (-1%)	17mo	$38,900	$46	57
44 17th Ct S	0.63mi	2/1.0	946 (+10%)	2mo	$49,000	$52	53
1717 Center Way S	0.62mi	2/1.5	912 (+6%)	10mo	$125,000	$137	51
28 24th Ave S	0.72mi	2/1.0	803 (-7%)	18mo	$90,000	$112	39
2021 Hollins Dr	0.55mi	3/1.0 (+1)	956 (+11%)	17mo	$105,000	$110	37
2345 Center Way S	0.66mi	3/1.0 (+1)	777 (-10%)	14mo	$51,500	$66	36
1601 Center St S	0.59mi	3/1.0 (+1)	988 (+14%)	10mo	$106,000	$107	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.53×
• Total profit: $12,444
• Equity at exit: $19,095

10-year hold

• IRR: 16.5%
• Equity multiple: 2.42×
• Total profit: $33,684
• Equity at exit: $18,961

Cash invested: $23,660 (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 35233

• Home prices YoY: -1.2%
• Rents YoY: -2.8%
• Active inventory: 53
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$443
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $367

Break-even live

Break-even rent $666

Max offer price $84,500

Occupancy floor 63%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 Center Pl SW Birmingham, AL	3.0	1.0	1101	$1,250	$1.14	16d	1	0.47mi
261 3rd Ave SW Birmingham, AL	1.0–2.0	1.0	634	$850	$1.34	3d	14	0.56mi
700 Aspen Dr Birmingham, AL	1.0	1.0	786	$1,045	$1.33	44d	1	0.63mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	44d	1	0.68mi
401 Skyview Dr Birmingham, AL	2.0	1.0	864	$950	$1.10	44d	1	0.73mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	3d	1	0.74mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	44d	1	0.86mi
2418 Green Springs Hwy Birmingham, AL	1.0	1.0	750	$895	$1.19	44d	5	0.87mi
2217-2249 Green Springs Hwy Unit 2241-M Birmingham, AL	3.0	2.0	1100	$1,109	$1.01	21d	1	0.88mi
2217-2249 Green Springs Hwy Unit 2249-E Birmingham, AL	2.0	1.0	900	$910	$1.01	44d	1	0.88mi
2049 Green Springs Hwy Unit 2 Birmingham, AL	1.0	1.0	605	$750	$1.24	44d	1	0.90mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	870	$800	$0.92	44d	1	0.92mi
916 14th St SW Unit A Birmingham, AL	2.0	1.0	870	$800	$0.92	24d	1	0.92mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	800	$800	$1.00	12d	1	0.92mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	580	$600	$1.03	12d	1	0.93mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	577	$700	$1.21	24d	1	0.93mi
914 14th St SW Unit A Birmingham, AL	1.0	1.0	577	$600	$1.04	24d	1	0.93mi
1100 Cotton Ave SW Unit b Birmingham, AL	2.0	1.5	816	$988	$1.21	44d	1	0.93mi
218 Olympia Dr Homewood, AL	1.0–3.0	1.0–2.5	958	$1,190	$1.24	2d	33	0.94mi
407 Green Springs Ave S Birmingham, AL	2.0	1.0	866	$2,000	$2.31	2d	1	1.07mi
112 Kappa Ave S Birmingham, AL	3.0	2.0	1034	$1,100	$1.06	44d	1	1.10mi
1010 Beacon Pkwy E Birmingham, AL	1.0–2.0	1.0–2.0	945	$2,275	$2.41	2d	18	1.20mi
310 Gamma St S Birmingham, AL	3.0	1.5	1001	$1,200	$1.20	16d	1	1.21mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	12d	1	1.22mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	1.23mi
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	44d	1	1.24mi
313 Beta St S Unit 317A Birmingham, AL	2.0	1.0	850	$799	$0.94	2d	1	1.25mi
633 Idlewild Cir Unit A1 Birmingham, AL	1.0	1.0	750	$1,052	$1.40	44d	1	1.27mi
633 Idlewild Cir Unit A7 Birmingham, AL	1.0	1.0	750	$1,044	$1.39	16d	1	1.27mi
506 Alpha St S Birmingham, AL	3.0	1.0	944	$1,373	$1.45	44d	1	1.28mi
120 Vulcan Rd Unit 1Apartment Birmingham, AL	1.0	1.0	1000	$1,800	$1.80	24d	1	1.29mi
1000 Beacon Pkwy E Unit 1035D Birmingham, AL	1.0	1.0	750	$975	$1.30	44d	1	1.31mi
925 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1259	$974	$0.77	44d	1	1.31mi
609 Idlewild Cir Apt B Birmingham, AL	2.0	1.0	705	$875	$1.24	3d	1	1.33mi
413 Fulton Ave SW Birmingham, AL	3.0	1.0	940	$525	$0.56	3d	1	1.33mi
840 Beacon Pkwy E Unit C Birmingham, AL	2.0	1.0	925	$1,200	$1.30	44d	1	1.35mi
521 16th St SW Unit 523 Birmingham, AL	2.0	1.0	800	$800	$1.00	44d	1	1.35mi
316 Beacon Crest Ln Birmingham, AL	1.0–2.0	1.0	850	$1,099	$1.29	2d	7	1.37mi
2700 Temple Crest Dr Birmingham, AL	1.0–2.0	1.0–1.5	776	$1,320	$1.70	44d	1	1.40mi
513 Valley Ave Birmingham, AL	3.0	1.0–2.0	1012	$1,233	$1.22	44d	1	1.40mi

Listing history 4 events

1. 2026-02-17
   status Pending
2. 2025-12-29
   listed $84,500 Active
3. 2025-12-25
   historical $84,500
4. 2017-08-01
   soldstatus $59,500

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $569 · $47/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 · 20 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,558
• − Mortgage interest: −$4,733
• − Property taxes: −$569
• − Insurance: −$422
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,458
• Taxable income: $3,205
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,632/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): 3,570
• Household income: $60,336
• Rent vs Own: 92.8% rent · 7.2% own
• Severe rent burden: 695.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 44% Black 22% Asian 21% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 20% · China, Canada, South Korea
• Languages at home: 68% English-only · Other Indo-European 9% Spanish 8% Chinese 8%

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: 111.6176
• Rent YoY: ▼ -2.84%
• 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

+42.0% since first listed

4 events — show timeline

• 2026-02-17 Pending — Greater Alabama MLS
• 2025-12-29 Listed $84,500 Greater Alabama MLS
• 2025-12-25 Coming Soon $84,500 Greater Alabama MLS
• 2017-08-01 Sold (Public Records) $59,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $569 · +0.0% YoY. Source: county tax records.