2053 Crestmont Dr · Vestavia Hills, AL 35226

$375,000

5 bd · 2.0 ba · 2,756 sqft · SingleFamily public records · 26 Days on market

Built 1955 0.45 ac lot Est $557k · 33% 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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Schools +6.5/10.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Vestavia home has all the space you will ever need for entertaining. Spacious living area with lots of natural light, vaulted ceilings and brick fireplace open to a wonderful sunroom that is the perfect spot for enjoying your morning coffee or relaxing with your favorite book. Kitchen with ample cabinet space leads to a formal dining room. Downstairs find the ultimate bonus space complete with a built in bar area great for gatherings and hosting friends. Beat the heat of the Alabama summers poolside or enjoy lounging in the shade of the covered deck. Large private lot with mature landscaping. Zoned for Vestavia's Award winning schools!

Key facts

• 0.45 acre lot
• Pool
• Built 1955

Property features AI

Finance

• Other: Fire, garbage, and library fees included
• Financial info: Down payment assistance available

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic system; Gas water heater; Internet service available
• Home design: Single-family residence (existing); Basement foundation; Daylight basement; Both finished and unfinished basement; Located on a cul-de-sac
• Construction: Wood siding construction
• Exterior features: Fenced yard; Open patio; Open deck; In-ground personal pool

Interior

• Kitchen: Electric cooktop; Solid surface countertops
• Bedrooms: Main level: Master bedroom and additional bedrooms; Basement: Multiple bedrooms
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; Tubs with shower combo
• Heating & cooling: Heat pump heating; Zoned cooling
• Interior features: Smooth ceilings; Hardwood floors; Great Room with gas fireplace (gas starter); Solid surface kitchen countertops; Cooktop (electric)
• Laundry & utility: Laundry room located in the basement; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-45 ($-543/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (19.0% below list).
• Recommended offer: $304k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: crime A+, commute A+, employment 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.
• Zoned schools: West Elementary (math 64% / reading 86%, grade A, #14 of 627 statewide, top 2%, 745 students, 15% FRL); Pizitz Middle School (math 63% / reading 87%, grade A, #1 of 257 statewide, top 0%, 1,158 students, 11% FRL); Vestavia Hills High School (math 71% / reading 69%, grade B+, #3 of 305 statewide, top 1%, 1,578 students, 10% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 208 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 26 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $305k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $303,646 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $556,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Lansdowne Pl	0.12mi	4/3.5 (-1)	2,841 (+3%)	11mo	$525,000	$185	69
2273 Sterling Ridge Cir	0.25mi	4/2.5 (-1)	2,576 (-6%)	10mo	$500,000	$194	62
2229 Sterling Ridge Cir	0.25mi	4/2.5 (-1)	2,519 (-9%)	6mo	$510,000	$202	62
1540 Camden Ave	0.17mi	4/3.0 (-1)	2,535 (-8%)	16mo	$420,000	$166	57
1752 Shades Crest Rd	0.60mi	4/3.0 (-1)	2,637 (-4%)	5mo	$426,000	$162	52
2565 Mountain Woods Dr	0.67mi	4/3.0 (-1)	2,668 (-3%)	7mo	$539,000	$202	49
2324 Overlook Crst	0.20mi	4/3.5 (-1)	3,142 (+14%)	16mo	$710,000	$226	43
1760 Woodbine Dr	0.61mi	4/3.0 (-1)	2,856 (+4%)	16mo	$615,000	$215	43
2505 Woodmere Dr	0.53mi	4/3.0 (-1)	2,416 (-12%)	4mo	$508,000	$210	42
1624 Belvedere Dr	0.59mi	4/2.0 (-1)	2,532 (-8%)	14mo	$399,900	$158	42
1576 Berry Rd	0.57mi	4/2.5 (-1)	2,390 (-13%)	6mo	$495,000	$207	40
2512 Glendmere Pl	0.65mi	4/4.0 (-1)	2,552 (-7%)	12mo	$506,000	$198	34

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 · 3.7% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.41×
• Total profit: $-61,537
• Equity at exit: $55,914

10-year hold

• IRR: -7.1%
• Equity multiple: 0.54×
• Total profit: $-48,512
• Equity at exit: $32,423

Cash invested: $105,000 (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 35226

• Rents YoY: 3.7%
• Active inventory: 208
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,036 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$321 /mo · $3,855/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-45

Break-even live

Break-even rent $3,094

Max offer price $367,013

Occupancy floor 96%

Sensitivity live

Price	-10% $167	-5% $61	+0% $-45	+5% $-151	+10% $-257
Rent	-10% $-285	-5% $-165	+0% $-45	+5% $75	+10% $195
Rate	-1.0pp $144	-0.5pp $50	base $-45	+0.5pp $-142	+1.0pp $-241

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2536 Crossgate Pl Vestavia Hills, AL	5.0	4.5	3364	$3,499	$1.04	16d	1	0.72mi
191 Castlehill Dr Vestavia, AL	4.0	3.0	2517	$2,550	$1.01	3d	1	1.19mi
107 Castlehill Dr Vestavia, AL	5.0	3.5	3023	$2,900	$0.96	45d	1	1.26mi

Listing history 23 events

1. 2026-06-22
   days on market $375,000 Active 26 DOM
2. 2026-06-18
   days on market $375,000 Active 23 DOM
3. 2026-06-17
   days on market $375,000 Active 22 DOM
4. 2026-06-16
   days on market $375,000 Active 21 DOM
5. 2026-06-15
   days on market $375,000 Active 20 DOM
6. 2026-06-13
   days on market $375,000 Active 18 DOM
7. 2026-06-10
   days on market $375,000 Active 15 DOM
8. 2026-06-09
   days on market $375,000 Active 14 DOM
9. 2026-06-08
   days on market $375,000 Active 13 DOM
10. 2026-06-07
    days on market $375,000 Active 12 DOM
11. 2026-06-03
    days on market $375,000 Active 8 DOM
12. 2026-06-03
    days on market $375,000 Active 7 DOM
13. 2026-06-01
    days on market $375,000 Active 6 DOM
14. 2026-05-31
    days on market $375,000 Active 5 DOM
15. 2026-05-19
    historical $375,000
16. 2022-06-13
    soldstatus $305,000 Sold 648-char remark

    Show marketing remark (648 chars)

    This Vestavia home has all the space you will ever need for entertaining. Spacious living area with lots of natural light, vaulted ceilings and brick fireplace open to a wonderful sunroom that is the perfect spot for enjoying your morning coffee or relaxing with your favorite book. Kitchen with ample cabinet space leads to a formal dining room. Downstairs find the ultimate bonus space complete with a built in bar area great for gatherings and hosting friends. Beat the heat of the Alabama summers poolside or enjoy lounging in the shade of the covered deck. Large private lot with mature landscaping. Zoned for Vestavia's Award winning schools!

17. 2022-06-13
    soldstatus $305,000

    Show marketing remark (648 chars)

    This Vestavia home has all the space you will ever need for entertaining. Spacious living area with lots of natural light, vaulted ceilings and brick fireplace open to a wonderful sunroom that is the perfect spot for enjoying your morning coffee or relaxing with your favorite book. Kitchen with ample cabinet space leads to a formal dining room. Downstairs find the ultimate bonus space complete with a built in bar area great for gatherings and hosting friends. Beat the heat of the Alabama summers poolside or enjoy lounging in the shade of the covered deck. Large private lot with mature landscaping. Zoned for Vestavia's Award winning schools!

18. 2022-05-14
    historical Contingent 648-char remark

    Show marketing remark (648 chars)

    This Vestavia home has all the space you will ever need for entertaining. Spacious living area with lots of natural light, vaulted ceilings and brick fireplace open to a wonderful sunroom that is the perfect spot for enjoying your morning coffee or relaxing with your favorite book. Kitchen with ample cabinet space leads to a formal dining room. Downstairs find the ultimate bonus space complete with a built in bar area great for gatherings and hosting friends. Beat the heat of the Alabama summers poolside or enjoy lounging in the shade of the covered deck. Large private lot with mature landscaping. Zoned for Vestavia's Award winning schools!

19. 2022-04-27
    status Active 648-char remark

    Show marketing remark (648 chars)

    This Vestavia home has all the space you will ever need for entertaining. Spacious living area with lots of natural light, vaulted ceilings and brick fireplace open to a wonderful sunroom that is the perfect spot for enjoying your morning coffee or relaxing with your favorite book. Kitchen with ample cabinet space leads to a formal dining room. Downstairs find the ultimate bonus space complete with a built in bar area great for gatherings and hosting friends. Beat the heat of the Alabama summers poolside or enjoy lounging in the shade of the covered deck. Large private lot with mature landscaping. Zoned for Vestavia's Award winning schools!

20. 2022-03-22
    historical Contingent 648-char remark

    Show marketing remark (648 chars)

    This Vestavia home has all the space you will ever need for entertaining. Spacious living area with lots of natural light, vaulted ceilings and brick fireplace open to a wonderful sunroom that is the perfect spot for enjoying your morning coffee or relaxing with your favorite book. Kitchen with ample cabinet space leads to a formal dining room. Downstairs find the ultimate bonus space complete with a built in bar area great for gatherings and hosting friends. Beat the heat of the Alabama summers poolside or enjoy lounging in the shade of the covered deck. Large private lot with mature landscaping. Zoned for Vestavia's Award winning schools!

21. 2022-03-19
    listed $299,900 Active 648-char remark

    Show marketing remark (648 chars)

    This Vestavia home has all the space you will ever need for entertaining. Spacious living area with lots of natural light, vaulted ceilings and brick fireplace open to a wonderful sunroom that is the perfect spot for enjoying your morning coffee or relaxing with your favorite book. Kitchen with ample cabinet space leads to a formal dining room. Downstairs find the ultimate bonus space complete with a built in bar area great for gatherings and hosting friends. Beat the heat of the Alabama summers poolside or enjoy lounging in the shade of the covered deck. Large private lot with mature landscaping. Zoned for Vestavia's Award winning schools!

22. 2022-03-16
    historical $299,900 648-char remark

    Show marketing remark (648 chars)

    This Vestavia home has all the space you will ever need for entertaining. Spacious living area with lots of natural light, vaulted ceilings and brick fireplace open to a wonderful sunroom that is the perfect spot for enjoying your morning coffee or relaxing with your favorite book. Kitchen with ample cabinet space leads to a formal dining room. Downstairs find the ultimate bonus space complete with a built in bar area great for gatherings and hosting friends. Beat the heat of the Alabama summers poolside or enjoy lounging in the shade of the covered deck. Large private lot with mature landscaping. Zoned for Vestavia's Award winning schools!

23. 1972-01-01
    soldstatus $38,800

ⓘ 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: $3,855 · $321/mo
• Projected year-2 tax: $3,855 · $321/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 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: $36,438
• − Mortgage interest: −$21,006
• − Property taxes: −$3,855
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,915
• − Management: −$2,915
• − Depreciation: −$10,909
• Taxable loss: −$7,037
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $1,146/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): 38,588
• Household income: $124,516
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 539.0

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 White (73%)
• Race & ethnicity: White 73% Black 13% Asian 8% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 3% Serbian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 2% Other Indo-European 2% Chinese 2%

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: ▼ -200.60%
• Current HPI: 214.5202
• Rent YoY: ▲ 3.70%
• 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

+866.5% since first listed

10 events — show timeline

• 2026-05-26 Listed $375,000 Greater Alabama MLS
• 2026-05-19 Coming Soon $375,000 Greater Alabama MLS
• 2022-06-13 Sold (Public Records) $305,000 Public Records
• 2022-06-13 Sold (MLS) $305,000 Greater Alabama MLS
• 2022-05-14 Contingent — Greater Alabama MLS
• 2022-04-27 Relisted — Greater Alabama MLS
• 2022-03-22 Contingent — Greater Alabama MLS
• 2022-03-19 Listed $299,900 Greater Alabama MLS
• 2022-03-16 Coming Soon $299,900 Greater Alabama MLS
• 1972-01-01 Sold (Public Records) $38,800 Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,855 · +0.0% YoY. Source: county tax records.