1304 Gulfport St · Birmingham, AL 35224

$35,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 91 Days on market

Built 1915 9,147 sqft lot $37/sqft · 42% below area Est $60k · 42% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Yes, opportunities still abound in today's market! Don't miss this opportunity to own this cute, two bedroom, one level home that's perfect for investors, looking to flip, or buy & hold; or, if you're a first time buyer with hopes of renovating and making this your home, you don't want to miss this opportunity, or maybe even moving down, this one's for you. Location offers quick access to all amenities, freeways, shopping and downtown Birmingham. This can be your own home as is so you can make it the way you want to in the heart of old world Birmingham. Don't miss this, call today!

Key facts

• Access to freeways
• Access to shopping
• 9,147 sq ft lot

Tags

• QUICK ACCESS TO AMENITIES
• ACCESS TO FREEWAYS
• ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.6% 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-, schools F, crime 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.
• Market conditions: 42 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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 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: 2.90% ✓
• Cap rate: 25.59%
• Cash-on-cash: 68.91%
• DSCR: 4.07
• GRM: 2.9

CMA / ARV

• ARV (median comp): $60,198
• List price: $35,000
• Delta: -41.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1242 Huron St	0.04mi	3/1.0 (+1)	970 (+3%)	4mo	$53,000	$55	85
1317 Frisco St	0.10mi	3/1.0 (+1)	1,054 (+12%)	7mo	$42,000	$40	65
4322 6th Ct	0.53mi	2/1.0	896 (-5%)	5mo	$40,000	$45	63
4405 12th Ave	0.08mi	3/2.0 (+1)	820 (-13%)	5mo	$30,000	$37	61
4116 Debardeleben Ave	0.74mi	2/1.0	951 (+1%)	5mo	$27,000	$28	60
314 43rd St	0.49mi	2/1.0	1,068 (+13%)	5mo	$53,500	$50	51
604 Lexington St	0.65mi	3/1.0 (+1)	993 (+5%)	8mo	$50,000	$50	50
3510 Avenue C	0.62mi	3/1.0 (+1)	884 (-6%)	9mo	$67,500	$76	48
616 39th Pl	0.75mi	2/1.0	952 (+1%)	20mo	$30,000	$32	47
527 Lexington St	0.66mi	2/2.0	1,044 (+11%)	1mo	$87,500	$84	47
761 Crowne Rd	0.66mi	3/2.0 (+1)	1,068 (+13%)	1mo	$97,970	$92	37
708 Crowne Dr	0.67mi	3/2.0 (+1)	1,044 (+11%)	20mo	$80,000	$77	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.4%
• Equity multiple: 4.08×
• Total profit: $30,184
• Equity at exit: $5,219

10-year hold

• IRR: 72.5%
• Equity multiple: 8.40×
• Total profit: $72,493
• Equity at exit: $3,026

Cash invested: $9,800 (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 35224

• Home prices YoY: -16.2%
• Active inventory: 42
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,016 high
• Mortgage (P&I): −$184
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $563

Break-even live

Break-even rent $304

Max offer price $35,000

Occupancy floor 40%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1221 Frisco St Birmingham, AL	2.0	1.0	934	$950	$1.02	43d	1	0.11mi
1400 Indiana St Birmingham, AL	3.0	1.0	1020	$1,200	$1.18	43d	1	0.15mi
538 Gulfport St Birmingham, AL	3.0	1.0	1036	$850	$0.82	43d	1	0.57mi
518 41st St Fairfield, AL	3.0	2.0	1095	$1,200	$1.10	43d	1	0.64mi
604 Lexington St Birmingham, AL	3.0	1.5	993	$1,200	$1.21	43d	1	0.67mi
761 Crowne Rd Birmingham, AL	3.0	2.0	1068	$1,200	$1.12	2d	1	0.68mi
708 40th St Fairfield, AL	2.0	1.0	788	$650	$0.82	43d	1	0.81mi
3201 Avenue E Birmingham, AL	3.0	1.0	1056	$925	$0.88	43d	1	0.87mi
3015 Avenue C Unit C Birmingham, AL	2.0	1.0	1000	$825	$0.82	43d	1	0.88mi
3011 Avenue D Birmingham, AL	2.0	1.0	1000	$795	$0.80	43d	1	0.88mi
3212 Avenue G Unit G Ensley, AL	2.0	1.0	902	$850	$0.94	43d	1	0.93mi
621 Valley Rd Fairfield, AL	2.0	1.0	935	$900	$0.96	43d	1	0.96mi
229 Oregon St Birmingham, AL	3.0	1.0	1044	$1,200	$1.15	16d	1	1.01mi
229 Oregon St Birmingham, AL	3.0	1.0	1044	$1,200	$1.15	14d	1	1.01mi
1309 41st St Fairfield, AL	3.0	1.0	1070	$1,200	$1.12	43d	1	1.02mi
410 54th St Fairfield, AL	2.0	1.0	1068	$700	$0.66	2d	1	1.11mi
931 41st Street Ensley Birmingham, AL	2.0	1.5	1048	$995	$0.95	3d	1	1.12mi
813 46th St Fairfield, AL	2.0	1.0	1100	$825	$0.75	10d	1	1.18mi
920 47th Street Ensley Birmingham, AL	3.0	1.0	1070	$895	$0.84	3d	1	1.29mi
5503 Myron Massey Blvd Fairfield, AL	3.0	2.0	1119	$1,200	$1.07	43d	1	1.48mi
1306 35th Street Ensley Birmingham, AL	3.0	2.0	1100	$1,173	$1.07	3d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $35,000 Active 91 DOM
2. 2026-06-17
   days on market $35,000 Active 90 DOM
3. 2026-06-16
   days on market $35,000 Active 89 DOM
4. 2026-06-15
   days on market $35,000 Active 88 DOM
5. 2026-06-13
   days on market $35,000 Active 86 DOM
6. 2026-06-10
   days on market $35,000 Active 83 DOM
7. 2026-06-09
   days on market $35,000 Active 82 DOM
8. 2026-06-08
   days on market $35,000 Active 81 DOM
9. 2026-06-07
   days on market $35,000 Active 80 DOM
10. 2026-06-03
    days on market $35,000 Active 76 DOM
11. 2026-06-02
    days on market $35,000 Active 75 DOM
12. 2026-06-01
    days on market $35,000 Active 74 DOM
13. 2026-05-31
    days on market $35,000 Active 73 DOM
14. 2026-03-19
    listed $35,000 Active 594-char remark

    Show marketing remark (594 chars)

    Yes, opportunities still abound in today's market! Don't miss this opportunity to own this cute, two bedroom, one level home that's perfect for investors, looking to flip, or buy & hold; or, if you're a first time buyer with hopes of renovating and making this your home, you don't want to miss this opportunity, or maybe even moving down, this one's for you. Location offers quick access to all amenities, freeways, shopping and downtown Birmingham. This can be your own home as is so you can make it the way you want to in the heart of old world Birmingham. Don't miss this, call today!

15. 2016-12-30
    soldstatus $27,960
16. 2011-02-21
    soldstatus $27,500
17. 2010-06-01
    soldstatus $35,158
18. 2003-07-14
    soldstatus $35,025
19. 2000-08-11
    soldstatus $31,000
20. 1992-02-01
    soldstatus $29,425
21. 1990-02-01
    soldstatus $25,150

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $500 · $42/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 2/10 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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,191
• − Mortgage interest: −$1,961
• − Property taxes: −$500
• − Insurance: −$175
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$1,018
• Taxable income: $6,586
• Est. tax owed @ 24.0%: −$1,581
• After-tax cash flow: $5,172/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
• City population: 210,422
• Population (ZIP): 5,409

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 (69%)
• Race & ethnicity: Black 69% White 22% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 0%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -24.47%
• Current HPI: 126.3423
• Rent YoY: —
• Metro: —
• 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

+39.2% since first listed

8 events — show timeline

• 2026-03-19 Listed $35,000 Greater Alabama MLS
• 2016-12-30 Sold (Public Records) $27,960 Public Records
• 2011-02-21 Sold (Public Records) $27,500 Public Records
• 2010-06-01 Sold (Public Records) $35,158 Public Records
• 2003-07-14 Sold (Public Records) $35,025 Public Records
• 2000-08-11 Sold (Public Records) $31,000 Public Records
• 1992-02-01 Sold (Public Records) $29,425 Public Records
• 1990-02-01 Sold (Public Records) $25,150 Public Records

Property tax history

+1.0%/yr

Latest (2016): $500 · +2.9% YoY. Source: county tax records.