205 Oregon St · Birmingham, AL 35224

$110,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 13 Days on market

Built 1971 8,276 sqft lot

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Welcome home to this cute 3 bedroom 1 bath home. No carpet! Vinyl planks and ceramic tile throughout. Updated bathroom, new kitchen countertop with subway tile backsplash, fresh paint throughout, large backyard!!

Key facts

• 8,276 sq ft lot
• Built 1971
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.5% 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-, 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: Wylam Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 371 students, 89% FRL).
• Market conditions: 43 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $761 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.06% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $72,036
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Oregon St	0.06mi	3/1.0	1,044 (0%)	3mo	$62,000	$59	95
527 Lexington St	0.38mi	2/2.0 (-1)	1,044 (0%)	1mo	$87,500	$84	72
761 Crowne Rd	0.41mi	3/2.0	1,068 (+2%)	1mo	$97,970	$92	72
308 Lexington St	0.22mi	3/1.0	1,064 (+2%)	21mo	$45,000	$42	69
604 Lexington St	0.39mi	3/1.0	993 (-5%)	8mo	$50,000	$50	67
426 Memphis St	0.25mi	3/2.0	1,152 (+10%)	9mo	$37,000	$32	60
708 Crowne Dr	0.44mi	3/2.0	1,044 (0%)	20mo	$80,000	$77	59
605 Oregon St	0.33mi	3/2.0	1,152 (+10%)	8mo	$114,500	$99	57
420 Quebec St	0.45mi	2/1.0 (-1)	1,076 (+3%)	15mo	$55,000	$51	57
765 Crowne Rd	0.42mi	3/1.0	1,100 (+5%)	19mo	$76,500	$70	55
5417 Holland Ave	0.66mi	3/1.0	1,120 (+7%)	8mo	$77,000	$69	50
4322 6th Ct	0.63mi	2/1.0 (-1)	896 (-14%)	5mo	$40,000	$45	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-5,078
• Equity at exit: $16,401

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $11,977
• Equity at exit: $9,511

Cash invested: $30,800 (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: 43
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$577
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $200

Break-even live

Break-even rent $915

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $262	-5% $231	+0% $200	+5% $169	+10% $138
Rent	-10% $108	-5% $154	+0% $200	+5% $246	+10% $293
Rate	-1.0pp $256	-0.5pp $228	base $200	+0.5pp $172	+1.0pp $143

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 Oregon St Birmingham, AL	3.0	1.0	1044	$1,200	$1.15	16d	1	0.06mi
229 Oregon St Birmingham, AL	3.0	1.0	1044	$1,200	$1.15	17d	1	0.06mi
304 Nevada St Birmingham, AL	3.0	1.0	1160	$1,200	$1.03	45d	1	0.11mi
528 Oregon St Birmingham, AL	3.0	1.0	1165	$1,200	$1.03	45d	1	0.30mi
5223 Loop Rd Birmingham, AL	3.0	1.0	1392	$1,100	$0.79	45d	1	0.31mi
604 Lexington St Birmingham, AL	3.0	1.5	993	$1,200	$1.21	45d	1	0.40mi
761 Crowne Rd Birmingham, AL	3.0	2.0	1068	$1,200	$1.12	3d	1	0.42mi
4623 6th Ave Birmingham, AL	3.0	1.0	1421	$1,175	$0.83	13d	1	0.46mi
538 Gulfport St Birmingham, AL	3.0	1.0	1036	$850	$0.82	45d	1	0.68mi
1226 Frisco St Birmingham, AL	4.0	2.0	1232	$1,245	$1.01	13d	1	1.03mi
1400 Indiana St Birmingham, AL	3.0	1.0	1020	$1,200	$1.18	45d	1	1.04mi
1221 Frisco St Birmingham, AL	2.0	1.0	934	$950	$1.02	45d	1	1.04mi
1232 Frisco St Birmingham, AL	4.0	2.0	1332	$1,295	$0.97	3d	1	1.05mi
1312 Gulfport St Birmingham, AL	3.0	1.5	1376	$1,100	$0.80	45d	1	1.06mi
4800 Norway Ave Birmingham, AL	3.0	1.0	1080	$1,200	$1.11	3d	1	1.10mi
1300 Yukon St Birmingham, AL	3.0	2.0	1038	$1,125	$1.08	45d	1	1.23mi
3015 Avenue C Unit C Birmingham, AL	2.0	1.0	1000	$825	$0.82	45d	1	1.46mi
3011 Avenue D Birmingham, AL	2.0	1.0	1000	$795	$0.80	45d	1	1.46mi

Listing history 16 events

1. 2026-04-07
   soldstatus $103,000
2. 2026-03-04
   status Pending
3. 2026-02-19
   listed $110,000 Active
4. 2025-06-01
   historical $1,150
5. 2025-05-28
   price $1,150
6. 2025-05-01
   historical $1,200
7. 2025-05-01
   listed $1,200
8. 2025-04-19
   listed $1,200
9. 2025-04-07
   soldstatus $99,000
10. 2025-04-01
    soldstatus $99,000 Sold 212-char remark

    Show marketing remark (212 chars)

    Welcome home to this cute 3 bedroom 1 bath home. No carpet! Vinyl planks and ceramic tile throughout. Updated bathroom, new kitchen countertop with subway tile backsplash, fresh paint throughout, large backyard!!

11. 2025-03-06
    status Pending 212-char remark

    Show marketing remark (212 chars)

    Welcome home to this cute 3 bedroom 1 bath home. No carpet! Vinyl planks and ceramic tile throughout. Updated bathroom, new kitchen countertop with subway tile backsplash, fresh paint throughout, large backyard!!

12. 2025-02-25
    price $97,188 212-char remark

    Show marketing remark (212 chars)

    Welcome home to this cute 3 bedroom 1 bath home. No carpet! Vinyl planks and ceramic tile throughout. Updated bathroom, new kitchen countertop with subway tile backsplash, fresh paint throughout, large backyard!!

13. 2025-02-11
    listed $102,188 Active 212-char remark

    Show marketing remark (212 chars)

    Welcome home to this cute 3 bedroom 1 bath home. No carpet! Vinyl planks and ceramic tile throughout. Updated bathroom, new kitchen countertop with subway tile backsplash, fresh paint throughout, large backyard!!

14. 2018-06-24
    price $51,900
15. 2005-03-10
    soldstatus $50,000
16. 1986-11-10
    soldstatus $35,000

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,201 · $100/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 3/10 Moderate
• 🌡 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: $14,020
• − Mortgage interest: −$6,162
• − Property taxes: −$1,201
• − Insurance: −$550
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,200
• Taxable income: $664
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $2,243/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

+194.3% since first listed

16 events — show timeline

• 2026-04-07 Sold (Public Records) $103,000 Public Records
• 2026-03-04 Pending — Greater Alabama MLS
• 2026-02-19 Listed $110,000 Greater Alabama MLS
• 2025-06-01 Rental Removed $1,150 TENANTTURNER2
• 2025-05-28 Price Changed $1,150 TENANTTURNER2
• 2025-05-01 Rental Removed $1,200 BUILDIUM
• 2025-05-01 Listed for Rent $1,200 TENANTTURNER2
• 2025-04-19 Listed for Rent $1,200 BUILDIUM
• 2025-04-07 Sold (Public Records) $99,000 Public Records
• 2025-04-01 Sold (MLS) $99,000 Greater Alabama MLS
• 2025-03-06 Pending — Greater Alabama MLS
• 2025-02-25 Price Changed $97,188 Greater Alabama MLS
• 2025-02-11 Listed $102,188 Greater Alabama MLS
• 2018-06-24 Price Changed $51,900 Greater Alabama MLS
• 2005-03-10 Sold (Public Records) $50,000 Public Records
• 1986-11-10 Sold (Public Records) $35,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,201 · +0.0% YoY. Source: county tax records.