9804 Greenlee Rd · Birmingham, AL 35215

$104,900

3 bd · 1.0 ba · 1,115 sqft · SingleFamily public records · 21 Days on market

Built 1956 10,454 sqft lot $94/sqft · at area comps Est $108k · at est.

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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 +25.0/30.0
• ARV discount +9.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly rehabbed and ready for a new owner! Excellent rental property or family home! 3 bedrooms and 1 bath home with unfinished basement for future expansion. Check it out today!!

Key facts

• Large level lot
• Private retreat
• Room for gardening

Tags

• LARGE LEVEL LOT
• PRIVATE RETREAT
• ROOM FOR GARDENING
• OUTDOOR ENTERTAINMENT

Property features AI

Finance

• Other: Lot size approximately 0.24 acre
• HOA & community: No association fee

Exterior

• Parking: Side garage entry; Driveway parking; One total garage space (main level)
• Security: Security system
• Utilities: Public water; Electric water heater; Internet service availability unknown
• Home design: Existing construction; Basement foundation; Siding exterior
• Construction: Siding (other) exterior; Basement foundation with poured concrete walls
• Exterior features: Fenced yard; Open deck

Interior

• Kitchen: Laminate countertops; Electric stove
• Bedrooms: Three bedrooms on main level
• Flooring: Carpet
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; Security system; Partial basement with finished areas and poured concrete walls; Pull-down attic
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% 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-, 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: Huffman High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 1,147 students, 72% FRL).
• Market conditions: Rents rising (+3.0%/yr); 334 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $725 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

• It's been on market 21 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $103,326 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 1.16% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $108,467
• List price: $104,900
• Delta: -3.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9828 Red Mill Rd	0.22mi	3/1.0	1,106 (-1%)	7mo	$99,900	$90	82
201 Carol Dr	0.42mi	3/1.0	1,096 (-2%)	2mo	$154,000	$141	76
9809 Maple Ln	0.26mi	3/1.0	1,192 (+7%)	3mo	$130,000	$109	74
312 Pine St	0.43mi	3/1.0	1,080 (-3%)	1mo	$60,000	$56	74
408 Ford Way	0.39mi	3/1.0	1,074 (-4%)	2mo	$27,500	$26	74
252 Westwood Dr	0.39mi	3/1.5	1,124 (+1%)	6mo	$93,000	$83	74
416 Hearn Cir	0.15mi	3/1.0	1,026 (-8%)	7mo	$85,000	$83	73
205 Tucker Ave	0.29mi	3/1.0	1,012 (-9%)	5mo	$85,000	$84	67
405 Sunbrook Ave	0.61mi	3/1.5	1,120 (+0%)	2mo	$148,000	$132	67
204 Boxwood Cir	0.22mi	3/1.0	1,252 (+12%)	4mo	$70,000	$56	66
240 Mccormick Ave	0.35mi	3/1.0	1,262 (+13%)	6mo	$141,000	$112	57
9817 Virginianna Dr	0.45mi	3/1.0	989 (-11%)	4mo	$125,000	$126	56

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,275
• Equity at exit: $15,641

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $17,181
• Equity at exit: $9,070

Cash invested: $29,372 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 334
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$550
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $230

Break-even live

Break-even rent $927

Max offer price $104,900

Occupancy floor 76%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9844 Greenlee Rd Birmingham, AL	3.0	1.0	1046	$950	$0.91	43d	1	0.09mi
221 Lawson Rd Birmingham, AL	3.0	1.5	1102	$1,325	$1.20	23d	1	0.19mi
204 McCormick Ave Birmingham, AL	3.0	1.0	880	$980	$1.11	3d	1	0.25mi
426 Buckingham Cir Birmingham, AL	2.0	1.5	1080	$1,013	$0.94	43d	1	0.32mi
209 Tucker Ave Birmingham, AL	3.0	1.0	1044	$1,100	$1.05	43d	1	0.32mi
201 Rose Dr Birmingham, AL	3.0	1.0	972	$1,100	$1.13	15d	1	0.40mi
252 Westwood Dr Birmingham, AL	3.0	1.5	1124	$1,400	$1.25	1d	1	0.40mi
252 Meadowdale Ave Birmingham, AL	3.0	1.0	920	$995	$1.08	43d	1	0.43mi
316 Pine St Birmingham, AL	3.0	1.0	1232	$1,100	$0.89	43d	1	0.45mi
216 Sanford Dr Birmingham, AL	3.0	1.5	1134	$1,200	$1.06	43d	1	0.54mi
628 Annie Laura Dr Birmingham, AL	3.0	1.0	844	$1,195	$1.42	43d	1	0.59mi
957 Hickory Cir Birmingham, AL	3.0	2.0	1364	$1,195	$0.88	3d	1	0.68mi
529 Robison Dr Birmingham, AL	2.0	1.0	960	$960	$1.00	21d	1	0.68mi
945 Elizabeth Dr Birmingham, AL	3.0	1.0	1227	$1,125	$0.92	3d	1	0.83mi
208 Sam Pate Dr Birmingham, AL	3.0	2.0	988	$1,385	$1.40	1d	1	0.85mi
932 Five Mile Rd Birmingham, AL	3.0	1.5	1200	$1,175	$0.98	19d	1	0.85mi
603 Camp Ct Birmingham, AL	3.0	1.0	936	$1,300	$1.39	43d	1	0.91mi
832 Meadowbrook Dr Birmingham, AL	3.0	2.0	1228	$1,225	$1.00	23d	1	0.91mi
818 Sunset Dr Birmingham, AL	3.0	1.0	992	$1,000	$1.01	43d	1	0.94mi
848 Old Trail Rd Birmingham, AL	2.0	1.5	930	$925	$0.99	23d	1	0.95mi
912 Meadowbrook Dr Birmingham, AL	3.0	1.0	1178	$1,100	$0.93	43d	1	0.95mi
8917 Roebuck Blvd Apt 11 Birmingham, AL	2.0	1.0	880	$725	$0.82	15d	1	0.96mi
940 Meadowbrook Dr Birmingham, AL	4.0	1.0	1149	$1,300	$1.13	43d	1	1.00mi
241 Mamie Ln Birmingham, AL	3.0	2.0	1242	$1,495	$1.20	3d	1	1.06mi
726 Orchard Rd Birmingham, AL	3.0	1.0	1120	$1,095	$0.98	43d	1	1.07mi
9228 Brookhurst Dr Birmingham, AL	3.0	1.0	1146	$999	$0.87	43d	1	1.08mi
46 Sunscape Dr Birmingham, AL	4.0	2.0	1178	$1,450	$1.23	43d	1	1.19mi
40 Sunscape Dr Birmingham, AL	3.0	2.0	1283	$1,555	$1.21	1d	1	1.21mi
217 Killough Dr Birmingham, AL	3.0	2.0	1212	$1,200	$0.99	14d	1	1.29mi
736 Gene Reed Rd Birmingham, AL	3.0	2.0	1353	$1,220	$0.90	43d	1	1.34mi
520 Camellia Rd Birmingham, AL	3.0	1.0	1053	$1,100	$1.04	3d	1	1.36mi
1112 Violet Dr Birmingham, AL	3.0	2.0	1414	$1,600	$1.13	11d	1	1.37mi
600 Sundale Dr Birmingham, AL	2.0	1.0	950	$800	$0.84	43d	1	1.41mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $104,900 Pending 21 DOM
2. 2026-06-03
   days on market $104,900 Active 20 DOM
3. 2026-06-02
   days on market $104,900 Active 19 DOM
4. 2026-06-01
   days on market $104,900 Active 18 DOM
5. 2026-05-31
   days on market $104,900 Active 17 DOM
6. 2026-05-14
   listed $104,900 Active 295-char remark
7. 2022-10-03
   soldstatus $99,000
8. 2022-09-29
   soldstatus $99,000 Sold 180-char remark

   Show marketing remark (180 chars)

   Freshly rehabbed and ready for a new owner! Excellent rental property or family home! 3 bedrooms and 1 bath home with unfinished basement for future expansion. Check it out today!!

9. 2022-09-15
   status Pending 180-char remark

   Show marketing remark (180 chars)

   Freshly rehabbed and ready for a new owner! Excellent rental property or family home! 3 bedrooms and 1 bath home with unfinished basement for future expansion. Check it out today!!

10. 2022-09-09
    price $105,000 180-char remark

    Show marketing remark (180 chars)

    Freshly rehabbed and ready for a new owner! Excellent rental property or family home! 3 bedrooms and 1 bath home with unfinished basement for future expansion. Check it out today!!

11. 2022-08-19
    listed $115,000 Active 180-char remark

    Show marketing remark (180 chars)

    Freshly rehabbed and ready for a new owner! Excellent rental property or family home! 3 bedrooms and 1 bath home with unfinished basement for future expansion. Check it out today!!

12. 2018-06-18
    soldstatus $84,900 Sold

    Show marketing remark (57 chars)

    Newly renovated turnkey property now ready for new owner!

13. 2018-04-30
    listed Contingent

    Show marketing remark (57 chars)

    Newly renovated turnkey property now ready for new owner!

14. 2018-04-04
    listed $84,900

    Show marketing remark (57 chars)

    Newly renovated turnkey property now ready for new owner!

15. 2007-08-17
    soldstatus $89,900
16. 1996-10-11
    soldstatus $57,900

ⓘ 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: $1,666 · $139/mo
• Projected year-2 tax: $1,666 · $139/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,623
• − Mortgage interest: −$5,876
• − Property taxes: −$1,666
• − Insurance: −$524
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,052
• Taxable income: $1,165
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $2,481/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): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+81.2% since first listed

12 events — show timeline

• 2026-06-04 Pending — Greater Alabama MLS
• 2026-05-14 Listed $104,900 Greater Alabama MLS
• 2022-10-03 Sold (Public Records) $99,000 Public Records
• 2022-09-29 Sold (MLS) $99,000 Greater Alabama MLS
• 2022-09-15 Pending — Greater Alabama MLS
• 2022-09-09 Price Changed $105,000 Greater Alabama MLS
• 2022-08-19 Listed $115,000 Greater Alabama MLS
• 2018-06-18 Sold (MLS) $84,900 Greater Alabama MLS
• 2018-04-30 Listed — Greater Alabama MLS
• 2018-04-04 Listed $84,900 Greater Alabama MLS
• 2007-08-17 Sold (Public Records) $89,900 Public Records
• 1996-10-11 Sold (Public Records) $57,900 Public Records

Property tax history

+11.3%/yr

Latest (2025): $1,666 · +4.2% YoY. Source: county tax records.