452 Lawson Rd · Birmingham, AL 35217

$1,000

2 bd · 1.0 ba · 813 sqft · SingleFamily public records · 43 Days on market

Built 1947 0.65 ac lot

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Online auction only. Build your next project on this spacious 0.65-acre lot located near the airport. Ideal for investors, builders, or those looking to capitalize on land value. Property is being sold AS-IS. Buyer to verify all utilities, zoning, and demolition/clearing requirements.

Key facts

• 0.65-acre lot
• 0.65 acre lot
• Built 1947

Tags

• 0.65-ACRE LOT

Property features AI

Finance

• Other: Lot area approximately 0.65 acres

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Internet availability unknown
• Home design: Existing construction; Single-story layout (all main-level rooms listed)
• Construction: Siding (other); Crawl space foundation
• Exterior features: No pool, patio, deck, or garden/patio; Not waterfront

Interior

• Kitchen: Laminate countertops; Kitchen on the main level
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: No heat; No central air
• Interior features: Handyman special; Ceilings: Other (see remarks)

🔨 Auction listing. The $1,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $93,763 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Recommended offer: $970 (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Martha Gaskins K5 (math 0% / reading 15%, grade F, #598 of 627 statewide, top 96%, 509 students, 87% FRL); Huffman High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 1,147 students, 72% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 94 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 33% of the median local income ($40k/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 $648 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 43 days — a 3% lower offer ($970) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 140.6% of price; flood insurance adds $66/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $970 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.18% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $93,763
• List price: $1,000
• Delta: -98.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Tucker Ave	0.19mi	2/1.0	748 (-8%)	14mo	$80,000	$107	66
252 Meadowdale Ave	0.28mi	3/1.0 (+1)	920 (+13%)	6mo	$89,000	$97	55
232 Mccormick Ave	0.31mi	3/1.0 (+1)	880 (+8%)	24mo	$79,500	$90	47
120 94th St N	0.75mi	2/1.0	860 (+6%)	20mo	$52,000	$60	39
900 Northwood Dr	0.67mi	3/1.0 (+1)	868 (+7%)	21mo	$80,000	$92	35

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,324
• Equity at exit: $13,980

10-year hold

• IRR: 6.1%
• Equity multiple: 1.47×
• Total profit: $12,250
• Equity at exit: $8,107

Cash invested: $26,254 (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 35217

• Rents YoY: 3.6%
• Active inventory: 94
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$492
• Tax est. 1.5%: −$117 /mo · $1,406/yr
• Insurance: −$39
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $160

Break-even live

Break-even rent $904

Max offer price $93,763

Occupancy floor 81%

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: $23,441
• Closing costs: $2,813
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Tucker Ave Birmingham, AL	3.0	1.0	1044	$1,100	$1.05	44d	1	0.19mi
252 Meadowdale Ave Birmingham, AL	3.0	1.0	920	$995	$1.08	44d	1	0.25mi
204 McCormick Ave Birmingham, AL	3.0	1.0	880	$980	$1.11	3d	1	0.29mi
221 Lawson Rd Birmingham, AL	3.0	1.5	1102	$1,325	$1.20	23d	1	0.34mi
252 Westwood Dr Birmingham, AL	3.0	1.5	1124	$1,400	$1.25	1d	1	0.37mi
426 Buckingham Cir Birmingham, AL	2.0	1.5	1080	$1,013	$0.94	44d	1	0.45mi
9844 Greenlee Rd Birmingham, AL	3.0	1.0	1046	$950	$0.91	44d	1	0.45mi
848 Old Trail Rd Birmingham, AL	2.0	1.5	930	$925	$0.99	23d	1	0.78mi
208 Sam Pate Dr Birmingham, AL	3.0	2.0	988	$1,385	$1.40	2d	1	0.82mi
201 Rose Dr Birmingham, AL	3.0	1.0	972	$1,100	$1.13	16d	1	0.86mi
628 Annie Laura Dr Birmingham, AL	3.0	1.0	844	$1,195	$1.42	44d	1	0.98mi
529 Robison Dr Birmingham, AL	2.0	1.0	960	$960	$1.00	21d	1	1.11mi
818 Sunset Dr Birmingham, AL	3.0	1.0	992	$1,000	$1.01	44d	1	1.27mi
8917 Roebuck Blvd Apt 11 Birmingham, AL	2.0	1.0	880	$725	$0.82	16d	1	1.32mi
603 Camp Ct Birmingham, AL	3.0	1.0	936	$1,300	$1.39	44d	1	1.37mi
656 Valley Crest Dr Birmingham, AL	2.0	1.5	1088	$1,350	$1.24	1d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $1,000 Active 43 DOM
2. 2026-06-17
   days on market $1,000 Active 42 DOM
3. 2026-06-16
   days on market $1,000 Active 41 DOM
4. 2026-06-15
   days on market $1,000 Active 40 DOM
5. 2026-06-13
   days on market $1,000 Active 38 DOM
6. 2026-06-10
   days on market $1,000 Active 35 DOM
7. 2026-06-09
   days on market $1,000 Active 34 DOM
8. 2026-06-08
   days on market $1,000 Active 33 DOM
9. 2026-06-07
   days on market $1,000 Active 32 DOM
10. 2026-06-03
    days on market $1,000 Active 28 DOM
11. 2026-06-02
    days on market $1,000 Active 27 DOM
12. 2026-06-01
    days on market $1,000 Active 26 DOM
13. 2026-05-31
    days on market $1,000 Active 25 DOM
14. 2026-05-06
    listed $1,000 Active 285-char remark

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 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: $13,276
• − Mortgage interest: −$5,252
• − Property taxes: −$1,406
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,728
• Taxable income: $499
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $1,795/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): 12,240
• Household income: $40,486
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 594.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 57% White 27% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 7% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

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: ▼ -74.54%
• Current HPI: 117.416
• Rent YoY: ▲ 3.58%
• 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

1 event — show timeline

• 2026-05-06 Listed $1,000 Greater Alabama MLS

Property tax history

+2.8%/yr

Latest (2025): $1,715 · +0.0% YoY. Source: county tax records.