3526 2nd Ave · Birmingham, AL 35061

$59,900

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 178 Days on market

Built 1966 Fair condition 8,276 sqft lot $62/sqft · 45% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.6/10.0

Listing remarks MLS

ATTENTION INVESTORS OR BUYERS LOOKING FOR THAT FIXER-UPPER! Cute home available with 3 bedrooms, 1 bath. Home will require some work but with the right vision someone could transform it into a true beauty. Home being SOLD-AS-IS. Bring your vision and unlock the possibilities!

Key facts

• 8,276 sq ft lot
• Built 1966
• Listed 178 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 6.1% 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-, schools F, crime 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.
• Market conditions: 20 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 94% 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

• In year one you build about $3k of equity ($414 loan paydown + $2k appreciation (4.1% 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 (4.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($53k) 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.75% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.69%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $130,073
• List price: $59,900
• Delta: -53.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1589 Carver St	0.41mi	3/1.0	957 (-0%)	6mo	$120,000	$125	75
104 Cypress St	0.96mi	3/1.0	1,004 (+4%)	0mo	$141,000	$140	57
1598 Pleasant Grove Rd	0.45mi	3/1.0	1,092 (+14%)	2mo	$82,500	$76	55
223 Woodward Dr	0.76mi	3/1.0	988 (+3%)	9mo	$100,000	$101	53
200 Woodward Dr	0.78mi	3/1.0	890 (-8%)	5mo	$102,000	$115	49
800 Rutledge Dr	0.99mi	3/1.0	1,028 (+7%)	13mo	$50,000	$49	43
112 9th St	0.75mi	3/1.0	1,026 (+7%)	16mo	$78,000	$76	41
508 9th St	1.00mi	2/1.0 (-1)	825 (-14%)	0mo	$33,500	$41	36
103 Cedar St	0.91mi	2/1.0 (-1)	839 (-13%)	10mo	$54,000	$64	30
1669 Pleasant Grove Rd	0.63mi	3/2.0	1,144 (+19%)	16mo	$135,000	$118	28
399 Clio St	1.06mi	3/1.0	1,118 (+16%)	16mo	$115,000	$103	26
1719 Robins St	0.87mi	3/1.5	1,152 (+20%)	16mo	$27,000	$23	24

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

Projected returns pro-forma

4.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.22×
• Total profit: $37,236
• Equity at exit: $30,738

10-year hold

• IRR: 36.4%
• Equity multiple: 6.45×
• Total profit: $91,337
• Equity at exit: $50,571

Cash invested: $16,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 2 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $111,950 ($118/sqft)
• Median days on market: 50 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35061

• Home prices YoY: 1.8%
• Active inventory: 20
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,049 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $415

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 55%

Sensitivity live

Price	-10% $456	-5% $436	+0% $415	+5% $394	+10% $374
Rent	-10% $332	-5% $373	+0% $415	+5% $456	+10% $498
Rate	-1.0pp $445	-0.5pp $430	base $415	+0.5pp $399	+1.0pp $384

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: $14,975
• Closing costs: $1,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1565 Miles St Dolomite, AL	3.0	2.0	1120	$1,150	$1.03	46d	1	0.49mi
200 Woodward Dr Bessemer, AL	3.0	1.0	900	$1,123	$1.25	51d	1	0.79mi
216 Pine St Bessemer, AL	3.0	2.0	1000	$1,200	$1.20	93d	1	0.82mi
513 12th St Midfield, AL	2.0	1.0	936	$850	$0.91	33d	1	0.97mi
407 Fairfax Dr Fairfield, AL	1.0–2.0	1.5	987	$1,260	$1.28	38d	3	1.32mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	93d	1	1.37mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	59d	1	1.41mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	59d	1	1.41mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	52d	1	1.41mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	38d	1	1.41mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	59d	1	1.41mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	59d	1	1.41mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	52d	1	1.41mi
412 Fairfax Dr Unit 400-8 Fairfield, AL	2.0	1.5	935	$975	$1.04	38d	1	1.41mi
412 Fairfax Dr Unit 436-12 Fairfield, AL	2.0	1.0	888	$935	$1.05	38d	1	1.41mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	61d	1	1.41mi
6516 Millard Fuller Rd Fairfield, AL	3.0	1.5	1120	$895	$0.80	26d	1	1.47mi

Listing history 48 events

1. 2026-07-31
   days on market $59,900 Active 178 DOM
2. 2026-07-30
   days on market $59,900 Active 177 DOM
3. 2026-07-30
   days on market $59,900 Active 176 DOM
4. 2026-07-28
   days on market $59,900 Active 175 DOM
5. 2026-07-26
   days on market $59,900 Active 173 DOM
6. 2026-07-24
   days on market $59,900 Active 171 DOM
7. 2026-07-23
   days on market $59,900 Active 170 DOM
8. 2026-07-22
   days on market $59,900 Active 169 DOM
9. 2026-07-21
   days on market $59,900 Active 168 DOM
10. 2026-07-20
    days on market $59,900 Active 167 DOM
11. 2026-07-19
    days on market $59,900 Active 165 DOM
12. 2026-07-18
    days on market $59,900 Active 164 DOM
13. 2026-07-16
    days on market $59,900 Active 163 DOM
14. 2026-07-15
    days on market $59,900 Active 162 DOM
15. 2026-07-14
    days on market $59,900 Active 161 DOM
16. 2026-07-13
    days on market $59,900 Active 160 DOM
17. 2026-07-13
    days on market $59,900 Active 159 DOM
18. 2026-07-11
    days on market $59,900 Active 158 DOM
19. 2026-07-10
    days on market $59,900 Active 157 DOM
20. 2026-07-09
    days on market $59,900 Active 156 DOM
21. 2026-07-07
    days on market $59,900 Active 154 DOM
22. 2026-07-06
    days on market $59,900 Active 153 DOM
23. 2026-07-05
    days on market $59,900 Active 152 DOM
24. 2026-07-03
    days on market $59,900 Active 150 DOM
25. 2026-07-02
    days on market $59,900 Active 149 DOM
26. 2026-07-01
    days on market $59,900 Active 148 DOM
27. 2026-06-30
    days on market $59,900 Active 147 DOM
28. 2026-06-29
    days on market $59,900 Active 146 DOM
29. 2026-06-28
    days on market $59,900 Active 145 DOM
30. 2026-06-27
    days on market $59,900 Active 144 DOM
31. 2026-06-27
    days on market $59,900 Active 143 DOM
32. 2026-06-25
    days on market $59,900 Active 141 DOM
33. 2026-06-22
    days on market $59,900 Active 139 DOM
34. 2026-06-21
    days on market $59,900 Active 138 DOM
35. 2026-06-18
    days on market $59,900 Active 135 DOM
36. 2026-06-17
    days on market $59,900 Active 134 DOM
37. 2026-06-16
    days on market $59,900 Active 133 DOM
38. 2026-06-15
    days on market $59,900 Active 132 DOM
39. 2026-06-13
    days on market $59,900 Active 130 DOM
40. 2026-06-10
    days on market $59,900 Active 127 DOM
41. 2026-06-09
    days on market $59,900 Active 126 DOM
42. 2026-06-08
    days on market $59,900 Active 125 DOM
43. 2026-06-07
    days on market $59,900 Active 124 DOM
44. 2026-06-03
    days on market $59,900 Active 120 DOM
45. 2026-06-02
    days on market $59,900 Active 119 DOM
46. 2026-06-01
    days on market $59,900 Active 118 DOM
47. 2026-05-31
    days on market $59,900 Active 117 DOM
48. 2026-02-03
    listed $59,900 Active 276-char remark

    Show marketing remark (276 chars)

    ATTENTION INVESTORS OR BUYERS LOOKING FOR THAT FIXER-UPPER! Cute home available with 3 bedrooms, 1 bath. Home will require some work but with the right vision someone could transform it into a true beauty. Home being SOLD-AS-IS. Bring your vision and unlock the possibilities!

ⓘ 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 3/10 Moderate
• 🌡 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,591
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$1,743
• Taxable income: $4,280
• Est. tax owed @ 24.0%: −$1,027
• After-tax cash flow: $3,952/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $24,050–$43,290 screening

This home requires significant exterior repairs and maintenance, including painting and landscaping, to improve its curb appeal and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major paint — Peeling and chipping
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both painting and repainting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both landscaping — A well-maintained yard can enhance curb appeal and property value ↑
• Resale roof inspection — A thorough inspection can reveal any underlying issues that may affect the property's value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 6/100

Zoned Schools

Elementary Wylam Elementary School F AL #601/627 Nat'l #40,092/41,679 High Jacksonolin High School F AL #276/305 Nat'l #16,861/17,239

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

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

• Census place: Birmingham, AL
• County: Jefferson · 669,185 people
• City population: 210,422
• Metro: Birmingham, AL
• Population (ZIP): 1,633
• Household income: $52,143
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (97%)
• Race & ethnicity: Black 97% White 3%
• Foreign-born: 0%

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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: ▲ 4.10%
• Current HPI: 232.777
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

1 event — show timeline

• 2026-02-03 Listed $59,900 Greater Alabama MLS