2423 Eagle Ct #2423 · Birmingham, AL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $916 – $1,700
Heat risk 7/10 · Major
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 6 days/yr
- Unhealthy air days in 30 yrs
- 6 days/yr
Risk factors via First Street. Map © Google.
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 +24.1/30.0
- ARV discount +15.0/15.0
- DSCR +7.8/10.0
- 1% rule +6.3/10.0
- Condition / age +4.0/5.0
- Livability +3.4/5.0
- Rent growth +3.1/5.0
- Schools +2.5/10.0
- Appreciation +0.0/10.0
$230,000
2423 Eagle Ct #2423 · Birmingham, AL 35216
5 bd · 2.5 ba · 2,343 sqft · Townhouse
· 37 Days on market
Built 1978
$98/sqft
· 27% below area
Est $317k · 27% under
↓ 10% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
SELLER WILL PAY 12 MONTHS HOA FEE !!! Spacious and in the heart of Vestavia Hills! Ideal for buyers seeking low-maintenance living, shared living arrangements, or investment potential. Plenty of space for roommates, multi-generational living, or work-from-home flexibility. This floor plan offers privacy and flexibility with living spaces and bedrooms on multiple levels. Conveniently located near shopping, dining, interstates, and area colleges, making commuting easy. Features include TWO washer/dryer hookup areas on separate levels for added convenience. A unique opportunity to own in one of the area’s most desirable locations!
Key facts
- Multiple levels
- Investment potential
- Conveniently located
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 5-bed/2.5-bath townhouse listed at $230k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $456 ($5k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $230k).
- Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
- Cap rate 8.7% 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.
- 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.
- Zoned schools: Irondale Middle School (math 2% / reading 35%, grade F, #195 of 257 statewide, top 76%, 467 students, 58% FRL); Shades Valley High School (math 29% / reading 39%, grade F, #53 of 305 statewide, top 18%, 1,200 students, 68% FRL).
- Market conditions: Rents rising (+2.6%/yr); 199 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).
- This rent runs 42% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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 37 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- 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
$223,100
(3.0% below list)
Questions for the listing agent
- It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 8.67%
- Cash-on-cash
- 8.50%
- DSCR
- 1.38
- GRM
- 7.4
CMA / ARV
- ARV (median comp)
- $316,862
- List price
- $230,000
- Delta
- -27.41%
- Verdict
- UNDERPRICED
- Comps
- 12 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4065 Bent River Ln | 0.85mi | 5/3.0 | 2,368 (+1%) | 1mo | $475,000 | $201 | 61 |
| 3725 Spearman Dr | 0.38mi | 4/2.0 (-1) | 2,061 (-12%) | 1mo | $347,500 | $169 | 54 |
| 4061 Bent River Ln | 0.85mi | 5/3.5 | 2,450 (+5%) | 1mo | $455,000 | $186 | 53 |
| 3051 Skylark Cir | 0.65mi | 4/3.5 (-1) | 2,442 (+4%) | 3mo | $420,000 | $172 | 51 |
| 3313 Shallowford Rd | 1.26mi | 4/3.5 (-1) | 2,400 (+2%) | 4mo | $566,000 | $236 | 49 |
| 3444 Blueberry Ln | 1.50mi | 4/3.0 (-1) | 2,244 (-4%) | 4mo | $529,000 | $236 | 47 |
| 5008 Indian Valley Rd | 1.25mi | 4/3.0 (-1) | 2,456 (+5%) | 4mo | $375,000 | $153 | 46 |
| 3784 White Ln | 0.45mi | 4/3.0 (-1) | 2,870 (+22%) | 4mo | $400,000 | $139 | 44 |
| 3429 Wisteria Dr | 1.13mi | 4/2.5 (-1) | 2,132 (-9%) | 8mo | $380,000 | $178 | 38 |
| 2416 Wine Ridge Dr | 0.66mi | 4/2.0 (-1) | 1,886 (-20%) | 4mo | $330,000 | $175 | 34 |
| 2316 Crossgate Trl | 1.45mi | 4/3.0 (-1) | 2,610 (+11%) | 7mo | $630,000 | $241 | 33 |
| 2300 Crossgate Trl | 1.37mi | 4/3.0 (-1) | 2,695 (+15%) | 4mo | $527,500 | $196 | 30 |
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 · 2.59% rent growth · sell at horizon
5-year hold
- IRR
- -3.8%
- Equity multiple
- 0.86×
- Total profit
- $-9,247
- Equity at exit
- $34,294
10-year hold
- IRR
- 5.4%
- Equity multiple
- 1.39×
- Total profit
- $25,181
- Equity at exit
- $19,886
Cash invested: $64,400 (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.
ZIP-level market 35216
- Rents YoY
- 2.6%
- Active inventory
- 199
- Price-to-rent
- 7.4×
Monthly cashflow live
↻
- Estimated rent
- $2,589 high interval (Pro) →
- Mortgage (P&I)
- −$1,206
- Tax est. 1.5%
- −$288 /mo · $3,450/yr
- Insurance
- −$96
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$544
- Net cashflow
- $456
Break-even live
Break-even rent
$2,012
Max offer price
$230,000
Occupancy floor
77%
Sensitivity live
| Price | -10% $615 | -5% $536 | +0% $456 | +5% $377 | +10% $297 |
|---|---|---|---|---|---|
| Rent | -10% $252 | -5% $354 | +0% $456 | +5% $558 | +10% $661 |
| Rate | -1.0pp $572 | -0.5pp $515 | base $456 | +0.5pp $396 | +1.0pp $336 |
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
- $57,500
- Closing costs
- $6,900
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 7 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4238 Lennox Dr Birmingham, AL | 4.0 | 4.5 | 2282 | $3,150 | $1.38 | 2d | 1 | 0.10mi |
| 1212 Riverford Dr Hoover, AL | 4.0 | 2.5 | 2368 | $2,320 | $0.98 | 110d | 1 | 0.18mi |
| 1208 Riverford Dr Hoover, AL | 4.0 | 3.5 | 2396 | $2,270 | $0.95 | 84d | 1 | 0.19mi |
| 3853 Kinross Pl Hoover, AL | 4.0 | 3.0 | 2159 | $2,200 | $1.02 | 61d | 1 | 0.23mi |
| 3454 Heather Ln Hoover, AL | 4.0 | 3.0 | 2176 | $2,600 | $1.19 | 116d | 1 | 0.87mi |
| 2269 Ridgemont Dr Birmingham, AL | 4.0 | 3.5 | 2424 | $2,295 | $0.95 | 4d | 1 | 0.98mi |
| 4132 Heritage Pl Hoover, AL | 4.0 | 3.5 | 3100 | $2,928 | $0.94 | 87d | 1 | 1.42mi |
Property features AI
Finance
- Other
- Not in flood plain
- HOA & community
- Monthly condo/townhome fee ($700/month)Fees include garbage collection, common grounds maintenance, building insurance, management fee, pest control, reserve for improvements, and other services
Exterior
- Parking
- Assigned parkingTwo carport spaces
- Utilities
- Public waterConnected sewerUnderground utilitiesGas water heater (2+ units)Internet service available (Spectrum, AT&T)
- Home design
- Condo/townhome (unit/lot #2423)Entry level: 1Existing constructionNo waterfront or garden/patio
- Construction
- Wood sidingBasement foundation
- Exterior features
- Covered deckBalconyStorage buildingCommunity in-ground pool with cleaning system and perimeter fencing
Interior
- Kitchen
- Solid surface countertopsBuilt-in dishwasher, built-in microwave, refrigeratorSome stainless appliancesElectric stove
- Bedrooms
- Master bedroom on upper levelAdditional bedrooms in basement
- Flooring
- CarpetHardwood laminateVinyl
- Bathrooms
- Two full baths and one half bathSeparate vanities and linen closet; tub/shower comboWalk-in closets
- Heating & cooling
- Central heating (gas)Central cooling
- Interior features
- Cathedral/vaulted and 9 ft.+ ceilingsRecessed lightingTwo gas fireplaces (bedroom and family room) with gas startersPull-down atticFull finished daylight basement
- Laundry & utility
- Laundry available (basement and upper level)Washer hookupElectric dryer hookupLaundry located in closet (basement)
Listing history 50 events
-
2026-09-23days on market $230,000 Active 37 DOM
-
2026-09-22days on market $230,000 Active 36 DOM
-
2026-09-21days on market $230,000 Active 35 DOM
-
2026-09-20days on market $230,000 Active 34 DOM
-
2026-09-19days on market $230,000 Active 33 DOM
-
2026-09-18days on market $230,000 Active 32 DOM
-
2026-09-17days on market $230,000 Active 31 DOM
-
2026-09-16days on market $230,000 Active 30 DOM
-
2026-09-15days on market $230,000 Active 29 DOM
-
2026-09-14days on market $230,000 Active 28 DOM
-
2026-09-13days on market $230,000 Active 27 DOM
-
2026-09-12days on market $230,000 Active 26 DOM
-
2026-09-11days on market $230,000 Active 25 DOM
-
2026-09-05days on market $230,000 Active 19 DOM
-
2026-09-04days on market $230,000 Active 18 DOM
-
2026-09-03days on market $230,000 Active 17 DOM
-
2026-08-31days on market $230,000 Active 14 DOM
-
2026-08-30days on market $230,000 Active 13 DOM
-
2026-08-29days on market $230,000 Active 12 DOM
-
2026-08-28days on market $230,000 Active 11 DOM
-
2026-08-27days on market $230,000 Active 10 DOM
-
2026-08-26days on market $230,000 Active 9 DOM
-
2026-08-25days on market $230,000 Active 8 DOM
-
2026-08-24days on market $230,000 Active 7 DOM
-
2026-08-23days on market $230,000 Active 6 DOM
-
2026-08-22days on market $230,000 Active 5 DOM
-
2026-08-21days on market $230,000 Active 4 DOM
-
2026-08-20days on market $230,000 Active 3 DOM
-
2026-08-19days on market $230,000 Active 2 DOM
-
2026-08-17days on market $230,000 Active 1 DOM
-
2026-07-31days on market $230,000 Active 179 DOM
-
2026-07-30days on market $230,000 Active 177 DOM
-
2026-07-28days on market $230,000 Active 176 DOM
-
2026-07-26days on market $230,000 Active 174 DOM
-
2026-07-24days on market $230,000 Active 172 DOM
-
2026-07-23days on market $230,000 Active 171 DOM
-
2026-07-22days on market $230,000 Active 170 DOM
-
2026-07-21days on market $230,000 Active 169 DOM
-
2026-07-20days on market $230,000 Active 168 DOM
-
2026-07-19days on market $230,000 Active 166 DOM
-
2026-07-18days on market $230,000 Active 165 DOM
-
2026-07-16days on market $230,000 Active 164 DOM
-
2026-07-15days on market $230,000 Active 163 DOM
-
2026-07-14days on market $230,000 Active 162 DOM
-
2026-07-13days on market $230,000 Active 161 DOM
-
2026-07-13days on market $230,000 Active 160 DOM
-
2026-07-11days on market $230,000 Active 159 DOM
-
2026-07-10days on market $230,000 Active 158 DOM
-
2026-07-09days on market $230,000 Active 157 DOM
-
2026-07-07days on market $230,000 Active 155 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
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 ≥107°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 6 unhealthy d/yr today · 6 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $31,072
- − Mortgage interest
- −$12,884
- − Property taxes
- −$3,450
- − Insurance
- −$1,150
- − Repairs & maintenance
- −$2,486
- − Management
- −$2,486
- − Depreciation
- −$6,691
- Taxable income
- $1,926
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$462
- After-tax cash flow
- $5,011/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.
Condition & rehab AI · 1 photo
80/100
Cosmetic rehab
Est. rehab $11,715–$35,145 screening
This well-maintained and updated condo is in excellent condition, ready for immediate occupancy. It offers a spacious layout and is located in a desirable area, making it an attractive investment opportunity.
Value-add opportunities
- Both Painting the interior walls — Fresh paint can enhance the home's appeal and value. ↑
- Both Landscaping improvements — Enhanced curb appeal can attract more buyers and renters. ↑
- Both Adding smart home features — Modern technology can increase the home's marketability and rental potential. ↑
- Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers and renters. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 24/100
Zoned Schools
Elementary
Grantswood Community School
F
AL #451/627
Nat'l #33,016/41,679
Middle
Irondale Middle School
F
AL #195/257
Nat'l #12,017/14,009
High
Shades Valley High School
F
AL #53/305
Nat'l #10,121/17,239
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
C
Composite livability gradescore 67/100
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
- County
- Jefferson County · 669,185 people
- City population
- 210,422
- Metro
- Birmingham-Hoover, AL
- Population (ZIP)
- 34,327
- Household income
- $74,525
- Rent vs Own
- Severe rent burden
- 18% of renters
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
- Diverse neighborhood (Simpson 0.56)
- Race & ethnicity
- White 61% Black 24% Hispanic / Latino 8% Asian 5% Two or more races 4% Native American 1%
- Hispanic origin (detail)
- Mexican 4%
- Common ancestry
- Slovak 3% Serbian 2% Italian 2%
- Foreign-born
- 8% · Canada, China, South Korea
- Languages at home
- 88% English-only · Spanish 6% Other Indo-European 2% Arabic 1%
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
- ▼ -259.83%
- Current HPI
- 239.8705
- Rent YoY
- ▲ 2.59%
- 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
-9.8% since first listed6 events — show timeline
- 2026-08-17 Listed $230,000 Greater Alabama MLS
- 2024-10-12 Price Changed $215,000 Greater Alabama MLS
- 2024-02-12 Price Changed $235,000 Greater Alabama MLS
- 2024-01-27 Price Changed $245,000 Greater Alabama MLS
- 2024-01-12 Price Changed $249,900 Greater Alabama MLS
- 2023-09-22 Price Changed $254,900 Greater Alabama MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…