1705 2nd Ct W · Birmingham, AL 35208

$85,000

2 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 6 Days on market

Built 1948 7,405 sqft lot Est $67k · 27% 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.3/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3 bedroom 1 bath home Nice hardwood floors with lots of space and big fenced backyard! With updated paint colors, flooring and lighting, this home is ready for you to make it yours! It will also make a great rental property!

Key facts

• 7,405 sq ft lot
• Built 1948
• Listed 5 days

Property features AI

Finance

• Other: Lot size approximately 0.17 acres; Subdivision: Compton Place
• Financial info: No financial details provided
• HOA & community: No association fee

Exterior

• Parking: Off-street parking; On-street parking
• Security: No security features listed
• Utilities: Public water; Connected sewer; Electric water heater; Internet availability unknown
• Home design: Existing structure; Single-story layout (rooms listed at main level); Vinyl siding
• Construction: Vinyl siding exterior; Crawl space foundation
• Exterior features: Fenced yard; No pool; No patio, deck, or garden listed; Not waterfront

Interior

• Kitchen: Laminate countertops
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Ceilings: other (see remarks); No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level; Has attic

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.9% 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: Central Park Elementary School (math 0% / reading 12%, grade F, #616 of 627 statewide, top 98%, 447 students, 83% FRL) — zoned schools at 83% FRL track the district average.
• Market conditions: Rents rising fast (+7.2%/yr); 125 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); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 32% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 1948 — 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 $85,000

Questions for the listing agent

1. Built in 1948 — 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: 1.23% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $66,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3102 Border St	0.16mi	3/1.0 (+1)	1,019 (+0%)	1mo	$75,000	$74	86
2716 29th St	0.37mi	2/1.0	1,032 (+2%)	2mo	$48,000	$47	78
1324 1st Ct W	0.32mi	2/1.0	978 (-4%)	22mo	$27,900	$29	61
2700 30th Street Ensley	0.39mi	3/1.0 (+1)	1,136 (+12%)	6mo	$33,500	$29	52
1312 1st Ct W	0.35mi	3/2.0 (+1)	1,148 (+13%)	3mo	$177,000	$154	50
1400 4th Ct W	0.36mi	3/1.0 (+1)	1,164 (+15%)	4mo	$11,000	$9	50
1205 4th Ct W	0.47mi	3/1.5 (+1)	1,146 (+13%)	7mo	$43,000	$38	44
1320 1st Ct W	0.33mi	3/2.0 (+1)	1,148 (+13%)	14mo	$179,900	$157	42
1722 Decatur Ave	0.58mi	3/1.0 (+1)	948 (-6%)	23mo	$84,500	$89	37
1508 Graymont Ave W	0.67mi	3/1.0 (+1)	1,084 (+7%)	19mo	$55,000	$51	36
1825 Madison Ave SW	0.71mi	3/1.0 (+1)	887 (-12%)	15mo	$117,000	$132	29
1621 Woodland Ave SW	0.74mi	3/1.0 (+1)	1,128 (+11%)	24mo	$75,000	$66	22

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 · 7.24% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.30×
• Total profit: $7,191
• Equity at exit: $12,674

10-year hold

• IRR: 20.0%
• Equity multiple: 3.02×
• Total profit: $48,071
• Equity at exit: $7,349

Cash invested: $23,800 (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 35208

• Home prices YoY: -18.1%
• Rents YoY: 7.2%
• Active inventory: 125
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,043 high
• Mortgage (P&I): −$446
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $256

Break-even live

Break-even rent $718

Max offer price $85,000

Occupancy floor 70%

Sensitivity live

Price	-10% $304	-5% $280	+0% $256	+5% $232	+10% $208
Rent	-10% $174	-5% $215	+0% $256	+5% $297	+10% $339
Rate	-1.0pp $299	-0.5pp $278	base $256	+0.5pp $234	+1.0pp $212

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	45d	1	0.07mi
2916 24th Street Ensley Birmingham, AL	2.0	1.0	850	$590	$0.69	25d	1	0.16mi
2304 Eufaula Ave Birmingham, AL	3.0	1.0	1381	$980	$0.71	45d	1	0.21mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	25d	1	0.39mi
219 12th St W Birmingham, AL	2.0	1.0	800	$799	$1.00	25d	1	0.46mi
2621 20th Street Ensley Birmingham, AL	3.0	1.0	1117	$1,295	$1.16	45d	1	0.58mi
2661 Bush Blvd Birmingham, AL	3.0	2.0	1024	$1,200	$1.17	45d	1	0.58mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	45d	1	0.59mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	4d	1	0.59mi
1720 Cullman Ave Unit 3 Birmingham, AL	3.0	2.0	1174	$950	$0.81	45d	1	0.60mi
1720 Cullman Ave Unit 2 Birmingham, AL	3.0	1.0	1174	$899	$0.77	22d	1	0.60mi
3113 Pike Rd Birmingham, AL	3.0	2.0	1143	$1,275	$1.12	45d	1	0.62mi
1642 Graymont Ave W Birmingham, AL	3.0	1.0	1219	$1,090	$0.89	4d	1	0.64mi
1024 4th Ave W Unit B Birmingham, AL	2.0	1.0	840	$823	$0.98	45d	1	0.67mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	4d	1	0.67mi
2421 29th Street Ensley Unit C Birmingham, AL	2.0	1.0	950	$703	$0.74	25d	1	0.69mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,073	$0.85	3d	1	0.69mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	45d	1	0.72mi
132 17th St SW Birmingham, AL	2.0	1.0	738	$945	$1.28	45d	1	0.72mi
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	25d	1	0.73mi
1000 4th Ave W Unit 4 Birmingham, AL	2.0	1.0	840	$823	$0.98	25d	1	0.73mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	45d	1	0.73mi
2329 30th Street Ensley Birmingham, AL	2.0	1.0	917	$990	$1.08	25d	1	0.75mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	45d	1	0.77mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	45d	1	0.79mi
908 4th Ave W Birmingham, AL	2.0	1.0	700	$745	$1.06	25d	1	0.79mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	45d	1	0.81mi
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	45d	1	0.82mi
2037 26th Street Ensley Birmingham, AL	3.0	1.0	1074	$995	$0.93	45d	1	0.88mi
2426 Avenue U Unit U Birmingham, AL	3.0	2.0	1260	$1,175	$0.93	20d	1	0.92mi
521 16th St SW Unit 523 Birmingham, AL	2.0	1.0	800	$800	$1.00	45d	1	0.94mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	45d	1	0.94mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$1,075	$0.89	25d	1	0.95mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$930	$0.72	45d	1	0.98mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	13d	1	1.04mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,125	$0.88	25d	1	1.05mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	25d	1	1.06mi
3009 Prince Ave Birmingham, AL	3.0	2.0	1176	$1,095	$0.93	25d	1	1.07mi
624 4th Ct W Birmingham, AL	3.0	1.5	992	$1,250	$1.26	45d	1	1.08mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	45d	1	1.09mi

Listing history 5 events

1. 2026-06-21
   days on market $85,000 Active 6 DOM
2. 2026-06-18
   days on market $85,000 Active 3 DOM
3. 2026-06-17
   days on market $85,000 Active 2 DOM
4. 2026-06-15
   remarks 240-char remark
5. 2026-06-15
   listed $85,000 Active 1 DOM

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,037 · $86/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: $12,514
• − Mortgage interest: −$4,761
• − Property taxes: −$1,037
• − Insurance: −$425
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,473
• Taxable income: $1,816
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $2,640/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): 13,412
• Household income: $38,561
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 573.0

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 (94%)
• Race & ethnicity: Black 94% White 4% Hispanic / Latino 2% Two or more races 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -33.99%
• Current HPI: 153.414
• Rent YoY: ▲ 7.24%
• 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

3 events — show timeline

• 2026-06-15 Listed $85,000 Greater Alabama MLS
• 2024-03-14 Rental Removed $850 APPFOLIO
• 2023-12-26 Listed for Rent $850 APPFOLIO

Property tax history

+5.3%/yr

Latest (2025): $1,037 · +0.8% YoY. Source: county tax records.