520 Bonnie Bell Ln · Birmingham, AL 35210

$239,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 186 Days on market

Built 1970 0.36 ac lot Est $264k · 10% under ↓ 8% since listing

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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).

• Cash flow +15.8/30.0
• ARV discount +11.8/15.0
• DSCR +4.9/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Move -in Condition in Holiday Gardens !! Enjoy coming home to this freshly painted 4 bedrooms 2 full baths home offering garage parking , laundry area , a large living room , oversized eat- in kitchen with lots of cabinets and good natural lighting. French doors take you out onto an open low level deck over looking a private fenced back yard . Put this one on your list as a must see ! !

Key facts

• Laundry area
• Large living room
• Garage parking

Tags

• GARAGE PARKING
• LAUNDRY AREA
• LARGE LIVING ROOM
• OVERSIZED EAT IN KITCHEN
• OPEN GROUND LEVEL DECK
• PRIVATE FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $109 ($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 $192k (19.9% below list).
• Recommended offer: $192k (19.9% below list) — sets the bar for 1% rule.

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: Avondale Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 328 students, 76% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 81 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/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 186 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $191,555 (19.9% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.80% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $264,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Bonnie Bell Ln	0.00mi	4/2.0 (+1)	1,428 (0%)	1mo	$237,000	$166	94
5249 Goldmar Dr	0.22mi	3/2.0	1,525 (+7%)	5mo	$199,000	$130	74
5109 Northumberland Dr	0.41mi	3/2.0	1,427 (-0%)	9mo	$178,000	$125	73
5225 Cornell Dr	0.26mi	3/2.0	1,489 (+4%)	10mo	$287,500	$193	73
5064 Cherokee Woods Cir	0.51mi	3/2.0	1,377 (-4%)	5mo	$270,000	$196	66
532 Rosewell Ln	0.27mi	3/2.0	1,614 (+13%)	4mo	$245,900	$152	62
5004 Scenic View Dr	0.55mi	3/2.0	1,334 (-7%)	2mo	$331,000	$248	61
117 Briar Grove Dr	0.53mi	3/1.5	1,504 (+5%)	7mo	$260,000	$173	59
221 Vetavia St	0.73mi	3/1.5	1,460 (+2%)	5mo	$90,000	$62	56
5144 Northumberland Rd	0.43mi	3/3.5	1,620 (+13%)	2mo	$300,000	$185	50
200 Berkshire Dr	0.55mi	3/2.0	1,227 (-14%)	8mo	$290,000	$236	45
144 Deer Park Dr	0.47mi	3/2.0	1,227 (-14%)	13mo	$340,000	$277	44

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-29,617
• Equity at exit: $35,636

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-7,691
• Equity at exit: $20,664

Cash invested: $66,920 (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 35210

• Home prices YoY: -32.2%
• Rents YoY: 4.2%
• Active inventory: 81
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $109

Break-even live

Break-even rent $1,778

Max offer price $239,000

Occupancy floor 89%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Ardmore Ln Irondale, AL	3.0	1.5	1408	$1,580	$1.12	3d	1	0.14mi
617 Princess Ln Irondale, AL	3.0	2.0	1662	$1,910	$1.15	2d	1	0.46mi
5303 Dixieland Rd Irondale, AL	4.0	3.0	1296	$1,911	$1.47	16d	1	0.51mi
132 Woodside Dr Irondale, AL	3.0	1.0	1452	$1,595	$1.10	16d	1	0.73mi
504 Wonder Ln Birmingham, AL	2.0	2.0	900	$1,600	$1.78	2d	1	0.79mi
549 Wonder Ln Irondale, AL	2.0	2.0	1000	$1,500	$1.50	16d	1	0.82mi
2208 3rd Ave S Irondale, AL	3.0	1.0	934	$1,350	$1.45	44d	1	0.87mi
530 Elder St Unit 1 Irondale, AL	3.0	2.0	1700	$2,000	$1.18	44d	1	0.95mi
131 Chestnut St Birmingham, AL	2.0	1.0	927	$1,649	$1.78	24d	1	0.96mi
2884 Montevallo Park Rd Irondale, AL	3.0	2.0	1275	$2,206	$1.73	3d	1	1.00mi
3543 Mill Springs Rd Mountain Brk, AL	3.0	2.5	1868	$2,500	$1.34	44d	1	1.07mi
7716 Sunrise Cir Birmingham, AL	1.0–2.0	1.0	795	$1,000	$1.26	44d	1	1.36mi
1522 Cooper Hill Rd Birmingham, AL	1.0–3.0	1.0–2.0	875	$1,299	$1.48	2d	17	1.37mi
4324 Wilderness Rd #4324 Mountain Brook, AL	3.0	2.5	1800	$2,250	$1.25	24d	1	1.45mi

Listing history 7 events

1. 2026-04-23
   status Pending
2. 2026-03-28
   status Active
3. 2026-03-11
   status Pending
4. 2026-02-07
   price $239,000
5. 2025-11-18
   price $245,000
6. 2025-10-14
   price $249,000
7. 2025-10-02
   listed $259,900 Active

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$362/yr (+$30/mo · 58.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,987
• − Mortgage interest: −$13,388
• − Property taxes: −$618
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$6,953
• Taxable loss: −$2,845
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $1,989/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): 13,775
• Household income: $73,061
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 379.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Arabic 1% Russian/Polish/Slavic 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: ▼ -109.03%
• Current HPI: 230.033
• Rent YoY: ▲ 4.18%
• 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

-8.0% since first listed

7 events — show timeline

• 2026-04-23 Pending — Greater Alabama MLS
• 2026-03-28 Relisted — Greater Alabama MLS
• 2026-03-11 Pending — Greater Alabama MLS
• 2026-02-07 Price Changed $239,000 Greater Alabama MLS
• 2025-11-18 Price Changed $245,000 Greater Alabama MLS
• 2025-10-14 Price Changed $249,000 Greater Alabama MLS
• 2025-10-02 Listed $259,900 Greater Alabama MLS