2220 Reed Rd · Center Point, AL 35215

$180,000

3 bd · 2.0 ba · 1,569 sqft · SingleFamily public records · 13 Days on market

Built 1991 0.44 ac lot Est $220k · 18% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bedroom, 2 bath home nestled in the Centerwood Subdivision. Spend your mornings swinging on the covered front porch. Host weekend BBQ’s in the spacious, fenced in, backyard w/ open deck & custom made bench. Use the large shed for storage or a workshop. First floor totally renovated in 2014 & Trane HVAC installed in 2016. Appliances are stainless steel, including new, fingerprint resistant dishwasher & over-the-range microwave. Charming dining nook w/ tray ceiling. New roof to both the house & shed were recently installed. This home won’t last long! Only thing missing, is you!

Key facts

• Covered porch
• Spacious yard
• Front porch

Tags

• FRONT PORCH
• COVERED PORCH
• SPACIOUS YARD
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached parking; Driveway parking; 2-space carport
• Utilities: Underground utilities; Public water; Septic system; Electric water heater; Internet service available
• Home design: Existing construction; Siding (wood); Crawl space foundation
• Construction: Wood siding
• Exterior features: Fenced yard; Storage building; Workshop (exterior); Open patio; Open deck

Interior

• Kitchen: Laminate countertops; Convection oven; Electric cooktop; Built-in dishwasher
• Bedrooms: Master bedroom on main level; Additional bedrooms on upper level
• Flooring: Carpet; Hardwood laminate
• Bathrooms: 2 full bathrooms; Separate vanities; Shared bath; Tub/shower combo; Linen closet; Split bedrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Trey ceilings; Workshop (exterior)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet on main level; Pull-down attic

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $41 ($489/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 $142k (21.3% below list).
• Recommended offer: $142k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#193 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A, housing A; Watch: crime D, amenities 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: Chalkville Elementary School (math 6% / reading 16%, grade F, #560 of 627 statewide, top 90%, 854 students, 79% FRL); Claychalkville High School (math 6% / reading 9%, grade F, #261 of 305 statewide, top 87%, 1,361 students, 56% FRL) — zoned schools average 67% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 32% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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

• Climate carrying-cost: 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 $141,644 (21.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $219,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 Shirley Dr	0.06mi	3/2.0	1,518 (-3%)	5mo	$199,900	$132	87
550 Samantha Cir	0.48mi	3/2.0	1,455 (-7%)	1mo	$215,000	$148	64
700 Gable Dr	0.70mi	3/2.0	1,596 (+2%)	2mo	$245,000	$154	63
2532 5th St NE	0.74mi	3/2.0	1,560 (-1%)	3mo	$190,000	$122	62
668 20th Ct NE	0.31mi	4/3.0 (+1)	1,675 (+7%)	5mo	$230,000	$137	61
2304 Applewood Dr	0.36mi	3/2.0	1,742 (+11%)	7mo	$255,000	$146	59
2316 3rd Way NE	0.65mi	3/2.0	1,665 (+6%)	5mo	$182,000	$109	55
4558 Cantebury Ln	0.67mi	3/2.0	1,470 (-6%)	4mo	$244,900	$167	55
2236 2nd Pl NE	0.74mi	3/2.0	1,392 (-11%)	3mo	$195,000	$140	45
1149 Westridge Cir	0.74mi	3/2.0	1,365 (-13%)	1mo	$238,000	$174	43
5540 Matt Aaron Ln	0.70mi	2/2.0 (-1)	1,761 (+12%)	4mo	$190,000	$108	38
2529 5th St	0.70mi	4/2.0 (+1)	1,766 (+13%)	4mo	$215,000	$122	38

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-26,597
• Equity at exit: $26,839

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-19,912
• Equity at exit: $15,563

Cash invested: $50,400 (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.

Methodology + full state rankings →

ZIP-level market 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 334
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$944
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $41

Break-even live

Break-even rent $1,365

Max offer price $180,000

Occupancy floor 92%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 20th Ct NE Center Point, AL	3.0	2.0	1878	$1,650	$0.88	23d	1	0.12mi
2232 6th St NE Center Point, AL	3.0	1.0	1550	$1,150	$0.74	43d	1	0.17mi
856 Parkbrook Trl Birmingham, AL	1.0–3.0	1.0–2.0	925	$1,180	$1.28	2d	10	0.18mi
2249 4th Place Cir NE Center Point, AL	3.0	1.5	1400	$1,400	$1.00	43d	1	0.31mi
413 20th Ct NE Center Point, AL	3.0	1.5	1540	$1,375	$0.89	43d	1	0.32mi
332 23rd Ave NE Center Point, AL	3.0	1.0	1100	$1,350	$1.23	3d	1	0.52mi
1935 Springlake Ct Unit 1 Birmingham, AL	2.0	1.5	1152	$1,095	$0.95	43d	1	0.54mi
2415 Ormond Dr Center Point, AL	3.0	1.5	1194	$1,295	$1.08	43d	1	0.62mi
1845 Stonehenge Dr Birmingham, AL	3.0	2.0	1358	$1,323	$0.97	14d	1	0.62mi
2229 3rd St NE Center Point, AL	3.0	1.0	1215	$1,125	$0.93	23d	1	0.64mi
2245 3rd St NE Center Point, AL	3.0	1.0	1150	$1,100	$0.96	23d	1	0.65mi
2324 3rd St NE Center Point, AL	3.0	2.0	1329	$1,300	$0.98	23d	1	0.74mi
1819 Valley Run Cir Birmingham, AL	4.0	2.5	1694	$1,761	$1.04	43d	1	0.75mi
2708 7th St NE Center Point, AL	3.0	1.0	1451	$1,150	$0.79	43d	1	0.78mi
1817 Lyle Dr Birmingham, AL	4.0	2.0	1361	$1,605	$1.18	23d	1	0.83mi
1761 Big Mountain Dr Birmingham, AL	4.0	2.0	1632	$1,575	$0.97	44d	1	0.93mi
607 Country View Dr Birmingham, AL	4.0	2.0	1568	$1,550	$0.99	23d	1	0.99mi
605 Country View Dr Birmingham, AL	3.0	2.0	1698	$1,560	$0.92	43d	1	1.00mi
2655 6th St NE Center Point, AL	3.0	2.0	1600	$1,390	$0.87	3d	1	1.00mi
2025 Brewster Rd Birmingham, AL	3.0	2.0	1369	$1,450	$1.06	23d	1	1.02mi
1830 Christian St Birmingham, AL	3.0	2.0	1468	$1,375	$0.94	3d	1	1.05mi
2629 Wood Dr NE Center Point, AL	3.0	1.0	1203	$1,250	$1.04	43d	1	1.06mi
1720 2nd St NE Center Point, AL	3.0	2.0	1100	$1,400	$1.27	43d	1	1.08mi
1700 Serene Dr Birmingham, AL	4.0	1.5	1543	$1,630	$1.06	2d	1	1.08mi
5240 Jean Dr Pinson, AL	4.0	2.0	1714	$1,695	$0.99	43d	1	1.17mi
1748 Sonia Dr Birmingham, AL	4.0	2.0	1401	$1,395	$1.00	43d	1	1.20mi
5010 Darlene Dr Pinson, AL	3.0	2.0	1914	$1,550	$0.81	23d	1	1.20mi
107 Sterling Ct NW Center Point, AL	2.0	1.5–2.0	1026	$1,062	$1.04	3d	4	1.20mi
1760 Sonia Dr Birmingham, AL	3.0	2.0	1550	$1,635	$1.05	1d	1	1.24mi
1808 Brewster Rd Birmingham, AL	4.0	2.0	1548	$1,515	$0.98	43d	1	1.25mi
113 19th Ave NW Center Point, AL	3.0	2.0	1407	$1,250	$0.89	11d	1	1.26mi
1905 2nd St NW Center Point, AL	3.0	1.0	1258	$1,395	$1.11	43d	1	1.29mi
213 Meadwood Dr NE Center Point, AL	3.0	1.0	1194	$995	$0.83	43d	1	1.30mi
127 Fox Hill Ct Center Point, AL	3.0	2.0	1418	$1,545	$1.09	43d	1	1.36mi
1868 Carraway St Birmingham, AL	3.0	2.0	1819	$1,500	$0.82	23d	1	1.37mi
5140 Hickory Dr NE Pinson, AL	3.0	1.5	1518	$1,465	$0.97	21d	1	1.38mi
3309 Chase Ln Unit 3309 Birmingham, AL	2.0	2.0	1068	$1,000	$0.94	43d	1	1.40mi
2245 3rd St NW Center Point, AL	3.0	1.0	1156	$1,100	$0.95	23d	1	1.42mi
1628 1st St NW Center Point, AL	3.0	1.0	1124	$1,150	$1.02	43d	1	1.43mi
305 18th Ct NW Center Point, AL	3.0	1.5	1270	$1,100	$0.87	43d	1	1.44mi

Listing history 10 events

1. 2026-06-18
   days on market $180,000 Active 13 DOM
2. 2026-06-17
   days on market $180,000 Active 12 DOM
3. 2026-06-16
   days on market $180,000 Active 11 DOM
4. 2026-06-15
   days on market $180,000 Active 10 DOM
5. 2026-06-13
   days on market $180,000 Active 8 DOM
6. 2026-06-10
   days on market $180,000 Active 5 DOM
7. 2026-06-09
   days on market $180,000 Active 4 DOM
8. 2026-06-08
   days on market $180,000 Active 3 DOM
9. 2026-06-07
   remarks 638-char remark
10. 2026-06-07
    listed $180,000 Active 2 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: $712 · $59/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$26/yr (+$2/mo · 3.7%)

ⓘ 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 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: $16,997
• − Mortgage interest: −$10,083
• − Property taxes: −$712
• − Insurance: −$900
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$5,236
• Taxable loss: −$2,653
• Est. tax savings @ 24.0%: +$637
• After-tax cash flow: $1,126/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: 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

Livability — Center Point

• Score: 63/100
• State rank: #193
• US rank: #15671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Point, AL
• County: Jefferson County · 527,445 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+164.7% since first listed

12 events — show timeline

• 2026-06-05 Listed $180,000 Greater Alabama MLS
• 2021-07-01 Sold (Public Records) $157,000 Public Records
• 2021-06-30 Sold (MLS) $157,000 Greater Alabama MLS
• 2021-06-24 Contingent — Greater Alabama MLS
• 2021-06-22 Price Changed $155,900 Greater Alabama MLS
• 2021-06-22 Relisted — Greater Alabama MLS
• 2021-04-02 Contingent — Greater Alabama MLS
• 2021-04-01 Listed $155,000 Greater Alabama MLS
• 2021-03-29 Coming Soon $155,000 Greater Alabama MLS
• 2003-04-03 Sold (Public Records) $94,000 Public Records
• 1997-06-04 Sold (Public Records) $75,000 Public Records
• 1994-12-08 Sold (Public Records) $68,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $712 · +7.5% YoY. Source: county tax records.