1608 28th St SW · Birmingham, AL 35211

$125,000

3 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 114 Days on market

Built 1926 9,583 sqft lot $76/sqft · 31% above area Est $95k · 31% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, renovated, single story home on a pleasant street. This home features three bedrooms, two full baths, living-room, dining room, and laundry room. Covered front porch and a rear covered patio. Kitchen updated with butcher block countertops, and a large pantry.

Key facts

• Covered front porch
• Rear covered patio
• Large pantry

Tags

• COVERED FRONT PORCH
• REAR COVERED PATIO
• BUTCHER BLOCK COUNTERTOPS
• LARGE PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $124k (0.6% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Rents soft (-0.0%/yr); 154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 43% of the median local income ($35k/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 $864 of loan paydown is wiped out by about $4k 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 114 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1926 — 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: 0.99% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $95,309
• List price: $125,000
• Delta: 31.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2729 Powderly Ave SW	0.02mi	3/1.0	1,724 (+4%)	0mo	$35,000	$20	87
3213 Lee Ave SW	0.51mi	3/2.0	1,653 (+0%)	2mo	$60,000	$36	74
1505 24th St SW	0.30mi	3/2.0	1,597 (-3%)	13mo	$65,000	$41	70
3108 SW Beulah Ave	0.30mi	3/1.0	1,800 (+9%)	3mo	$38,000	$21	65
2341 Beulah Ave SW	0.60mi	3/2.5	1,564 (-5%)	7mo	$82,500	$53	56
2108 Francis Ave SW	0.44mi	3/1.0	1,520 (-8%)	10mo	$97,000	$64	54
2005 Dawson Ave SW	0.57mi	3/1.0	1,508 (-9%)	3mo	$95,000	$63	53
2312 Beulah Ave SW	0.67mi	3/2.0	1,488 (-10%)	1mo	$88,400	$59	52
820 28th St SW	0.46mi	3/1.5	1,440 (-13%)	4mo	$170,000	$118	52
917 27th St SW	0.45mi	3/2.0	1,456 (-12%)	12mo	$130,000	$89	50
3128 Steiner Ave	0.41mi	4/2.0 (+1)	1,784 (+8%)	17mo	$124,500	$70	48
3428 Cleburn Ave	0.67mi	3/1.0	1,592 (-4%)	18mo	$4,500	$3	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-11,838
• Equity at exit: $18,638

10-year hold

• IRR: -4.4%
• Equity multiple: 0.75×
• Total profit: $-8,922
• Equity at exit: $10,808

Cash invested: $35,000 (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 35211

• Rents YoY: -0.0%
• Active inventory: 154
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$656
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $190

Break-even live

Break-even rent $1,002

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $260	-5% $225	+0% $190	+5% $154	+10% $119
Rent	-10% $92	-5% $141	+0% $190	+5% $239	+10% $288
Rate	-1.0pp $253	-0.5pp $222	base $190	+0.5pp $157	+1.0pp $124

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	25d	1	0.06mi
1633 29th St SW Birmingham, AL	3.0	2.0	1658	$1,200	$0.72	45d	1	0.07mi
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	45d	1	0.13mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	45d	1	0.26mi
1838 31st St SW Birmingham, AL	3.0	2.0	1400	$1,223	$0.87	18d	1	0.30mi
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	45d	1	0.39mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	25d	1	0.39mi
805 29th St SW Birmingham, AL	4.0	2.0	1510	$1,300	$0.86	12d	1	0.41mi
805 29th St SW Birmingham, AL	4.0	2.0	1510	$1,300	$0.86	5d	1	0.41mi
1501 21st St SW Birmingham, AL	3.0	2.0	1758	$1,250	$0.71	45d	1	0.46mi
2005 Snavely Ave SW Birmingham, AL	3.0	2.0	1380	$1,150	$0.83	45d	1	0.54mi
2005 Dawson Ave SW Birmingham, AL	4.0	1.0	1508	$1,250	$0.83	21d	1	0.56mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	25d	1	0.57mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	45d	1	0.59mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	3d	1	0.66mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	12d	1	0.69mi
2005 Henry Crumpton Dr Birmingham, AL	4.0	2.0	1377	$1,300	$0.94	45d	1	0.73mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	45d	1	0.76mi
3417 Park Ave SW Birmingham, AL	4.0	1.0	1402	$900	$0.64	45d	1	0.82mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	25d	1	0.83mi
2548 28th St SW Birmingham, AL	3.0	2.0	1762	$1,000	$0.57	3d	1	0.86mi
108 E Ann Dr SW Birmingham, AL	4.0	2.0	1628	$1,495	$0.92	25d	1	0.87mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	21d	1	0.87mi
3332 Walnut Ave SW Birmingham, AL	3.0	1.0	1339	$750	$0.56	21d	1	0.88mi
5808 Court O Birmingham, AL	3.0	1.5	1227	$1,100	$0.90	45d	1	0.88mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	45d	1	0.88mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	45d	1	0.88mi
1341 Pineview Rd Birmingham, AL	4.0	2.0	1409	$1,300	$0.92	45d	1	0.94mi
3400 Walnut Ave SW Birmingham, AL	3.0	1.0	1133	$1,200	$1.06	45d	1	0.95mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	45d	1	0.95mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	25d	1	0.96mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	21d	1	0.96mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	45d	1	0.98mi
5604 Terrace O Birmingham, AL	4.0	1.0	1072	$1,325	$1.24	45d	1	0.99mi
2432 Ishkooda Rd SW Birmingham, AL	3.0	1.0	1075	$1,150	$1.07	45d	1	1.05mi
913 Daniel Cir Birmingham, AL	4.0	2.0	1317	$1,300	$0.99	45d	1	1.10mi
1632 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1337	$1,100	$0.82	45d	1	1.12mi
1632 51st St W Birmingham, AL	3.0	1.0	1337	$1,000	$0.75	3d	1	1.12mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	45d	1	1.15mi
1757 48th Street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1164	$1,295	$1.11	4d	1	1.19mi

Listing history 32 events

1. 2026-06-16
   days on market $125,000 Active 114 DOM
2. 2026-06-15
   days on market $125,000 Active 113 DOM
3. 2026-06-13
   days on market $125,000 Active 111 DOM
4. 2026-06-10
   days on market $125,000 Active 108 DOM
5. 2026-06-09
   days on market $125,000 Active 107 DOM
6. 2026-06-08
   days on market $125,000 Active 106 DOM
7. 2026-06-07
   days on market $125,000 Active 105 DOM
8. 2026-06-03
   days on market $125,000 Active 101 DOM
9. 2026-06-02
   days on market $125,000 Active 100 DOM
10. 2026-06-01
    days on market $125,000 Active 99 DOM
11. 2026-05-31
    days on market $125,000 Active 98 DOM
12. 2026-05-20
    price $125,000 269-char remark

    Show marketing remark (269 chars)

    Charming, renovated, single story home on a pleasant street. This home features three bedrooms, two full baths, living-room, dining room, and laundry room. Covered front porch and a rear covered patio. Kitchen updated with butcher block countertops, and a large pantry.

13. 2026-05-04
    price $130,000 269-char remark

    Show marketing remark (269 chars)

    Charming, renovated, single story home on a pleasant street. This home features three bedrooms, two full baths, living-room, dining room, and laundry room. Covered front porch and a rear covered patio. Kitchen updated with butcher block countertops, and a large pantry.

14. 2026-04-01
    price $135,000 269-char remark

    Show marketing remark (269 chars)

    Charming, renovated, single story home on a pleasant street. This home features three bedrooms, two full baths, living-room, dining room, and laundry room. Covered front porch and a rear covered patio. Kitchen updated with butcher block countertops, and a large pantry.

15. 2026-03-31
    status Active 269-char remark

    Show marketing remark (269 chars)

    Charming, renovated, single story home on a pleasant street. This home features three bedrooms, two full baths, living-room, dining room, and laundry room. Covered front porch and a rear covered patio. Kitchen updated with butcher block countertops, and a large pantry.

16. 2026-03-04
    status Pending 269-char remark

    Show marketing remark (269 chars)

    Charming, renovated, single story home on a pleasant street. This home features three bedrooms, two full baths, living-room, dining room, and laundry room. Covered front porch and a rear covered patio. Kitchen updated with butcher block countertops, and a large pantry.

17. 2026-01-26
    listed $140,000 Active 269-char remark

    Show marketing remark (269 chars)

    Charming, renovated, single story home on a pleasant street. This home features three bedrooms, two full baths, living-room, dining room, and laundry room. Covered front porch and a rear covered patio. Kitchen updated with butcher block countertops, and a large pantry.

18. 2025-10-08
    price $145,000
19. 2025-08-19
    price $150,000
20. 2025-08-09
    price $155,000
21. 2023-03-27
    soldstatus $147,000
22. 2023-03-24
    soldstatus $147,000 Sold
23. 2023-03-07
    historical Contingent
24. 2023-03-04
    price $152,500
25. 2023-01-15
    price $159,999
26. 2022-11-11
    price $169,900
27. 2022-10-20
    status Active
28. 2022-10-13
    historical
29. 2022-10-10
    listed $175,000 Active
30. 2022-10-08
    historical $175,000
31. 2022-04-08
    soldstatus $20,000
32. 2022-04-08
    soldstatus $30,000

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,007 · $84/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 ≥106°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: $14,905
• − Mortgage interest: −$7,002
• − Property taxes: −$1,007
• − Insurance: −$625
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,636
• Taxable income: $250
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $2,217/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): 24,924
• Household income: $34,884
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2161.0

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 (77%)
• Race & ethnicity: Black 77% White 10% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 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: ▼ -49.29%
• Current HPI: 91.2903
• Rent YoY: ▬ -0.01%
• 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

+525.0% since first listed

21 events — show timeline

• 2026-05-20 Price Changed $125,000 Greater Alabama MLS
• 2026-05-04 Price Changed $130,000 Greater Alabama MLS
• 2026-04-01 Price Changed $135,000 Greater Alabama MLS
• 2026-03-31 Relisted — Greater Alabama MLS
• 2026-03-04 Pending — Greater Alabama MLS
• 2026-01-26 Listed $140,000 Greater Alabama MLS
• 2025-10-08 Price Changed $145,000 Greater Alabama MLS
• 2025-08-19 Price Changed $150,000 Greater Alabama MLS
• 2025-08-09 Price Changed $155,000 Greater Alabama MLS
• 2023-03-27 Sold (Public Records) $147,000 Public Records
• 2023-03-24 Sold (MLS) $147,000 Greater Alabama MLS
• 2023-03-07 Contingent — Greater Alabama MLS
• 2023-03-04 Price Changed $152,500 Greater Alabama MLS
• 2023-01-15 Price Changed $159,999 Greater Alabama MLS
• 2022-11-11 Price Changed $169,900 Greater Alabama MLS
• 2022-10-20 Relisted — Greater Alabama MLS
• 2022-10-13 Delisted — Greater Alabama MLS
• 2022-10-10 Listed $175,000 Greater Alabama MLS
• 2022-10-08 Coming Soon $175,000 Greater Alabama MLS
• 2022-04-08 Sold (Public Records) $30,000 Public Records
• 2022-04-08 Sold (Public Records) $20,000 Public Records

Property tax history

+16.5%/yr

Latest (2025): $1,007 · -1.1% YoY. Source: county tax records.