224 Riverview Dr · Birmingham, AL 35006

$128,000

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 105 Days on market

Built 1955 0.42 ac lot $105/sqft · 30% below area Est $183k · 30% under $8/mo HOA · 1% of rent

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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 +15.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Charming 3 bedroom, 1 bathroom home located in the desirable Oak Grove School District with deeded water access. This property features a fenced-in yard, perfect for pets or outdoor enjoyment. A large storage building with loft storage provides plenty of extra space for tools, equipment, or hobbies. Enjoy relaxing or entertaining on the covered back deck overlooking the backyard. Conveniently located while still offering a peaceful setting with the added benefit of deeded water access.

Key facts

• Deeded water access
• Covered back deck
• Fenced-in yard

Tags

• DEEDED WATER ACCESS
• FENCED-IN YARD
• LARGE STORAGE BUILDING
• COVERED BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $-9 ($-114/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (19.1% below list).
• Recommended offer: $104k (19.1% 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-, schools F, crime F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 30 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($885 loan paydown + $13k appreciation (10.0% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $128k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $103,540 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (median comp): $182,501
• List price: $128,000
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
0 Hiram Ln	0.47mi	2/1.0	1,260 (+3%)	10mo	$250,000	$198	65
208 Black River Ln	0.46mi	2/1.0	1,200 (-2%)	24mo	$215,000	$179	56
100 Shores Camp RD Rd	0.69mi	2/1.0	1,057 (-14%)	18mo	$150,000	$142	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.93×
• Total profit: $69,089
• Equity at exit: $115,313

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $203,893
• Equity at exit: $248,676

Cash invested: $35,840 (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 35006

• Home prices YoY: 31.5%
• Active inventory: 30
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$53
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$8
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-9

Break-even live

Break-even rent $1,047

Max offer price $126,327

Occupancy floor 96%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-18
   days on market $128,000 Active 105 DOM
2. 2026-06-17
   days on market $128,000 Active 104 DOM
3. 2026-06-16
   days on market $128,000 Active 103 DOM
4. 2026-06-15
   days on market $128,000 Active 102 DOM
5. 2026-06-13
   days on market $128,000 Active 100 DOM
6. 2026-06-10
   days on market $128,000 Active 97 DOM
7. 2026-06-09
   days on market $128,000 Active 96 DOM
8. 2026-06-08
   days on market $128,000 Active 95 DOM
9. 2026-06-07
   days on market $128,000 Active 94 DOM
10. 2026-06-03
    days on market $128,000 Active 90 DOM
11. 2026-06-02
    days on market $128,000 Active 89 DOM
12. 2026-06-01
    days on market $128,000 Active 88 DOM
13. 2026-05-31
    days on market $128,000 Active 87 DOM
14. 2026-03-05
    listed $135,000 Active 491-char remark

    Show marketing remark (491 chars)

    Charming 3 bedroom, 1 bathroom home located in the desirable Oak Grove School District with deeded water access. This property features a fenced-in yard, perfect for pets or outdoor enjoyment. A large storage building with loft storage provides plenty of extra space for tools, equipment, or hobbies. Enjoy relaxing or entertaining on the covered back deck overlooking the backyard. Conveniently located while still offering a peaceful setting with the added benefit of deeded water access.

15. 2019-05-21
    soldstatus $75,900
16. 2019-05-17
    soldstatus $75,000 Sold 189-char remark

    Show marketing remark (189 chars)

    Newly remodel home fenced in yard , extra deeded lot on water for boat house or pier. YOU DON'T WANT TO MISS THIS ONE FENCE YARD CARPORT PARKING CONCRETE DRIVEWAY. SELLER WILL INSTALL PIER

17. 2019-03-19
    historical Contingent 189-char remark

    Show marketing remark (189 chars)

    Newly remodel home fenced in yard , extra deeded lot on water for boat house or pier. YOU DON'T WANT TO MISS THIS ONE FENCE YARD CARPORT PARKING CONCRETE DRIVEWAY. SELLER WILL INSTALL PIER

18. 2019-03-05
    listed $79,900 Active 189-char remark

    Show marketing remark (189 chars)

    Newly remodel home fenced in yard , extra deeded lot on water for boat house or pier. YOU DON'T WANT TO MISS THIS ONE FENCE YARD CARPORT PARKING CONCRETE DRIVEWAY. SELLER WILL INSTALL PIER

19. 2019-03-05
    soldstatus $33,500

    Show marketing remark (189 chars)

    Newly remodel home fenced in yard , extra deeded lot on water for boat house or pier. YOU DON'T WANT TO MISS THIS ONE FENCE YARD CARPORT PARKING CONCRETE DRIVEWAY. SELLER WILL INSTALL PIER

20. 2018-06-25
    listed $65,000
21. 2004-03-15
    soldstatus $56,500
22. 1987-08-21
    soldstatus $19,000

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $525 · $44/mo
• Expected delta: +$184/yr (+$15/mo · 54.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,425
• − Mortgage interest: −$7,170
• − Property taxes: −$341
• − Insurance: −$1,438
• − Repairs & maintenance: −$994
• − Management: −$994
• − HOA: −$96
• − Depreciation: −$3,724
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $446/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 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

• City population: 210,422
• Population (ZIP): 3,599

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 White (87%)
• Race & ethnicity: White 87% Black 10% Two or more races 2%
• Common ancestry: Italian 5% Lithuanian 2% Serbian 1%
• Foreign-born: 0% · Canada

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: ▲ 51.65%
• Current HPI: 215.74
• 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

+610.5% since first listed

9 events — show timeline

• 2026-03-05 Listed $135,000 Greater Alabama MLS
• 2019-05-21 Sold (Public Records) $75,900 Public Records
• 2019-05-17 Sold (MLS) $75,000 Greater Alabama MLS
• 2019-03-19 Contingent — Greater Alabama MLS
• 2019-03-05 Sold (Public Records) $33,500 Public Records
• 2019-03-05 Listed $79,900 Greater Alabama MLS
• 2018-06-25 Listed $65,000 WAMLS
• 2004-03-15 Sold (Public Records) $56,500 Public Records
• 1987-08-21 Sold (Public Records) $19,000 Public Records

Property tax history

-6.6%/yr

Latest (2020): $341 · -63.4% YoY. Source: county tax records.