2048 Montreat Cir Unit C · Vestavia Hills, AL 35216

$112,900

1 bd · 1.0 ba · 694 sqft · Condo · 62 Days on market

Built 1967 $163/sqft · 15% below area Est $134k · 15% under

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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 +17.8/30.0
• ARV discount +14.5/15.0
• Schools +6.5/10.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This amazing 1 bedroom & 1 bathroom condo is located in The Montreat Community and is move in ready. The living room features an open floor plan & vinyl plank flooring throughout. The kitchen is complete with new cabinets, butcher block countertops, large sink, breakfast bar, recess lighting & stainless appliances that include dishwasher, electric stove, built-in microwave & fridge. The oversized bedroom features 2 separate closets & access to the back deck. The full bathroom was recently remodeled with new vanity, toilet, shower & comes with a stackable washer & dryer. Enjoy evenings on the back deck that overlook a wooded view, as well as a flat area for pets. The community features a pool & club house. Convenient location just 3 minutes to I-65 intersection, 7 mins to Wald park & all the other shops & restaurants located right off of Hwy 31. Only about 15 minutes to UAB & Downtown!

Key facts

• Community pool
• Built 1967
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $113k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (2.0% below list).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 2.5% in Vestavia Hills — 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 84/100 on livability (#2 in AL, #827 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Vestavia Hills City (suburban): math 63% / reading 83% proficiency, ranked #2 of 129 in AL (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.6%/yr); 135 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 is only 18% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 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 62 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $113k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,126 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $133,599
• List price: $112,900
• Delta: -15.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-12,760
• Equity at exit: $16,834

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-5,203
• Equity at exit: $9,762

Cash invested: $31,612 (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 35216

• Rents YoY: 2.6%
• Active inventory: 135
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$592
• Tax est. 1.5%: −$141 /mo · $1,694/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $94

Break-even live

Break-even rent $988

Max offer price $112,900

Occupancy floor 87%

Sensitivity live

Price	-10% $172	-5% $133	+0% $94	+5% $55	+10% $16
Rent	-10% $6	-5% $50	+0% $94	+5% $137	+10% $181
Rate	-1.0pp $151	-0.5pp $122	base $94	+0.5pp $65	+1.0pp $35

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2014 Montreat Pkwy Unit D Vestavia Hills, AL	1.0	1.0	690	$1,045	$1.51	4d	1	0.14mi
2014 Montreat Pkwy Vestavia Hills, AL	1.0	1.0	690	$1,045	$1.51	24d	1	0.14mi
2250 Little Valley Rd Hoover, AL	3.0	1.0–2.0	894	$1,137	$1.27	44d	1	0.25mi
1716 Vestawood Ct Unit 1722C Vestavia Hills, AL	1.0	1.0	697	$1,059	$1.52	44d	1	0.38mi
3101 Lorna Rd #1718 Hoover, AL	1.0	1.0	640	$1,095	$1.71	4d	1	0.69mi
2555 Mountain Lodge Cir Vestavia Hills, AL	1.0–3.0	1.0–2.0	1000	$899	$0.90	44d	1	0.73mi
2262-2284 Chapel Hill Rd Unit 2262-A Hoover, AL	1.0	1.0	686	$1,074	$1.57	44d	1	0.96mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $112,900 Active 62 DOM
2. 2026-06-17
   days on market $112,900 Active 61 DOM
3. 2026-06-16
   days on market $112,900 Active 60 DOM
4. 2026-06-15
   days on market $112,900 Active 59 DOM
5. 2026-06-13
   days on market $112,900 Active 57 DOM
6. 2026-06-10
   days on market $112,900 Active 54 DOM
7. 2026-06-09
   days on market $112,900 Active 53 DOM
8. 2026-06-08
   days on market $112,900 Active 52 DOM
9. 2026-06-07
   pricedays on market $112,900 Active 51 DOM
10. 2026-06-03
    days on market $114,900 Active 47 DOM
11. 2026-06-03
    days on market $114,900 Active 46 DOM
12. 2026-06-01
    days on market $114,900 Active 45 DOM
13. 2026-05-31
    days on market $114,900 Active 44 DOM
14. 2026-05-02
    price $114,900 963-char remark

    Show marketing remark (963 chars)

    This amazing 1 bedroom & 1 bathroom condo is located in The Montreat Community and is move in ready. The living room features an open floor plan & vinyl plank flooring throughout. The kitchen is complete with new cabinets, butcher block countertops, large sink, breakfast bar, recess lighting & stainless appliances that include dishwasher, electric stove, built-in microwave & fridge. The oversized bedroom features 2 separate closets & access to the back deck. The full bathroom was recently remodeled with new vanity, toilet, shower & comes with a stackable washer & dryer. Enjoy evenings on the back deck that overlook a wooded view, as well as a flat area for pets. The community features a pool & club house. Convenient location just 3 minutes to I-65 intersection, 7 mins to Wald park & all the other shops & restaurants located right off of Hwy 31. Only about 15 minutes to UAB & Downtown!

15. 2026-04-17
    listed $119,900 Active 963-char remark

    Show marketing remark (963 chars)

    This amazing 1 bedroom & 1 bathroom condo is located in The Montreat Community and is move in ready. The living room features an open floor plan & vinyl plank flooring throughout. The kitchen is complete with new cabinets, butcher block countertops, large sink, breakfast bar, recess lighting & stainless appliances that include dishwasher, electric stove, built-in microwave & fridge. The oversized bedroom features 2 separate closets & access to the back deck. The full bathroom was recently remodeled with new vanity, toilet, shower & comes with a stackable washer & dryer. Enjoy evenings on the back deck that overlook a wooded view, as well as a flat area for pets. The community features a pool & club house. Convenient location just 3 minutes to I-65 intersection, 7 mins to Wald park & all the other shops & restaurants located right off of Hwy 31. Only about 15 minutes to UAB & Downtown!

16. 2026-04-15
    historical $119,900 963-char remark

    Show marketing remark (963 chars)

    This amazing 1 bedroom & 1 bathroom condo is located in The Montreat Community and is move in ready. The living room features an open floor plan & vinyl plank flooring throughout. The kitchen is complete with new cabinets, butcher block countertops, large sink, breakfast bar, recess lighting & stainless appliances that include dishwasher, electric stove, built-in microwave & fridge. The oversized bedroom features 2 separate closets & access to the back deck. The full bathroom was recently remodeled with new vanity, toilet, shower & comes with a stackable washer & dryer. Enjoy evenings on the back deck that overlook a wooded view, as well as a flat area for pets. The community features a pool & club house. Convenient location just 3 minutes to I-65 intersection, 7 mins to Wald park & all the other shops & restaurants located right off of Hwy 31. Only about 15 minutes to UAB & Downtown!

17. 2026-02-11
    price $114,950
18. 2026-02-02
    price $118,850
19. 2026-01-21
    price $119,700
20. 2025-10-07
    price $119,750
21. 2025-09-15
    price $122,500
22. 2018-08-30
    soldstatus $58,500
23. 2018-08-14
    listed $60,000

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 18 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

Taxation est. · year 1

• Rental income: $13,276
• − Mortgage interest: −$6,324
• − Property taxes: −$1,694
• − Insurance: −$564
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,284
• Taxable loss: −$715
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $1,297/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: Vestavia Hills City
• NCES district ID: 0103430
• Math proficiency: 63% ▼ -19.00%
• Reading proficiency: 83% ▲ 4.00%
• Median HH income: $87,306
• Composite: 65.34/100
• National rank: #486
• State rank: #2 of 129 in AL

Livability — Vestavia Hills

• Score: 84/100
• State rank: #2
• US rank: #827

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vestavia Hills, AL
• County: Jefferson County · 527,445 people
• City population: 34,327
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 34,327
• Household income: $74,525
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1747.0

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 0.56)
• 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

+91.5% since first listed

10 events — show timeline

• 2026-05-02 Price Changed $114,900 Greater Alabama MLS
• 2026-04-17 Listed $119,900 Greater Alabama MLS
• 2026-04-15 Coming Soon $119,900 Greater Alabama MLS
• 2026-02-11 Price Changed $114,950 Greater Alabama MLS
• 2026-02-02 Price Changed $118,850 Greater Alabama MLS
• 2026-01-21 Price Changed $119,700 Greater Alabama MLS
• 2025-10-07 Price Changed $119,750 Greater Alabama MLS
• 2025-09-15 Price Changed $122,500 Greater Alabama MLS
• 2018-08-30 Sold (MLS) $58,500 Greater Alabama MLS
• 2018-08-14 Listed $60,000 Greater Alabama MLS