2712 30th Street Ensley · Birmingham, AL 35208

$68,000

3 bd · 1.0 ba · 1,701 sqft · SingleFamily public records · 92 Days on market

Built 1930 6,969 sqft lot $40/sqft · 12% below area Est $77k · 12% 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 +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Minor repairs needed to get property rent ready. Well maintained 3 bed 1 bath in a high growth area. Near all the crossplex development that continues to get city support for more development. Perfect for any primary home owner or any savvy real estate investor. Rents in the area support $1,150/mo. All new electrical, hot water heater, HVAC and other cosmetic updates.

Key facts

• Hvac
• High growth area
• Hot water heater

Tags

• HIGH GROWTH AREA
• CROSSPLEX DEVELOPMENT
• NEW ELECTRICAL
• HOT WATER HEATER
• HVAC
• COSMETIC UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: Rents rising fast (+7.2%/yr); 122 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 40% of the median local income ($39k/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 $470 of loan paydown is wiped out by about $2k 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 + 7.2% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $61,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1930 — 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: 1.90% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.10%
• DSCR: 2.47
• GRM: 4.4

CMA / ARV

• ARV (median comp): $76,952
• List price: $68,000
• Delta: -11.63%
• 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
2720 23rd St W	0.24mi	3/1.0	1,692 (-0%)	6mo	$45,000	$27	83
2517 Avenue	0.44mi	4/1.5 (+1)	1,638 (-4%)	1mo	$114,429	$70	65
2116 Warrior Rd	0.63mi	3/1.0	1,720 (+1%)	9mo	$50,000	$29	61
2854 20th St W	0.49mi	3/1.5	1,634 (-4%)	10mo	$62,000	$38	60
1424 2nd Ave W	0.56mi	2/1.0 (-1)	1,744 (+2%)	6mo	$19,000	$11	60
2223 28th St W	0.49mi	4/2.0 (+1)	1,836 (+8%)	5mo	$100,000	$54	50
2908 Ensley Ave	0.52mi	3/2.0	1,558 (-8%)	9mo	$60,000	$39	50
2511 20th Place Ensley	0.47mi	4/2.0 (+1)	1,794 (+6%)	12mo	$57,000	$32	50
2309 Eufaula Ave	0.27mi	4/1.0 (+1)	1,454 (-14%)	12mo	$79,000	$54	48
2309 22nd St Ensley	0.54mi	4/1.0 (+1)	1,495 (-12%)	4mo	$87,500	$59	46
2541 20th St W	0.48mi	4/3.0 (+1)	1,911 (+12%)	0mo	$173,000	$91	44
3024 Avenue T	0.74mi	3/1.5	1,454 (-14%)	10mo	$97,000	$67	31

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 · 7.24% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.48×
• Total profit: $28,225
• Equity at exit: $10,139

10-year hold

• IRR: 42.4%
• Equity multiple: 5.92×
• Total profit: $93,588
• Equity at exit: $5,879

Cash invested: $19,040 (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 35208

• Home prices YoY: -18.1%
• Rents YoY: 7.2%
• Active inventory: 122
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$357
• Tax from tax record: −$112 /mo · $1,350/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $525

Break-even live

Break-even rent $630

Max offer price $68,000

Occupancy floor 54%

Sensitivity live

Price	-10% $564	-5% $544	+0% $525	+5% $506	+10% $487
Rent	-10% $423	-5% $474	+0% $525	+5% $576	+10% $627
Rate	-1.0pp $559	-0.5pp $542	base $525	+0.5pp $508	+1.0pp $490

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	2d	1	0.03mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	24d	1	0.17mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1692	$1,500	$0.89	20d	1	0.23mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1350	$1,500	$1.11	4d	1	0.23mi
2528 25th Street Ensley Birmingham, AL	3.0	1.0	1563	$1,100	$0.70	44d	1	0.26mi
2304 Eufaula Ave Birmingham, AL	3.0	1.0	1381	$980	$0.71	44d	1	0.27mi
2309 Eufaula Ave Birmingham, AL	4.0	2.0	1454	$1,395	$0.96	24d	1	0.28mi
2920 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1800	$1,050	$0.58	24d	1	0.31mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	4d	1	0.40mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	44d	1	0.40mi
2621 20th Street Ensley Birmingham, AL	3.0	1.0	1117	$1,295	$1.16	44d	1	0.41mi
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	44d	1	0.42mi
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	24d	1	0.45mi
2213 25th Street Ensley Birmingham, AL	4.0	2.0	1197	$1,150	$0.96	11d	1	0.48mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	44d	1	0.48mi
1701 4th Ter W Birmingham, AL	4.0	2.5	1977	$1,550	$0.78	24d	1	0.49mi
2037 26th Street Ensley Birmingham, AL	3.0	1.0	1074	$995	$0.93	44d	1	0.53mi
2108 25th Street Ensley Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	44d	1	0.54mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	2d	1	0.54mi
2714 17th Street Ensley Birmingham, AL	4.0	2.0	1976	$1,553	$0.79	4d	1	0.55mi
1720 Cullman Ave Unit 2 Birmingham, AL	3.0	1.0	1174	$899	$0.77	22d	1	0.57mi
1720 Cullman Ave Unit 3 Birmingham, AL	3.0	2.0	1174	$950	$0.81	44d	1	0.57mi
2426 Avenue U Unit U Birmingham, AL	3.0	2.0	1260	$1,175	$0.93	20d	1	0.59mi
2436 Avenue S Birmingham, AL	4.0	2.0	1800	$1,400	$0.78	4d	1	0.71mi
3009 Prince Ave Birmingham, AL	3.0	2.0	1176	$1,095	$0.93	24d	1	0.73mi
3113 Pike Rd Birmingham, AL	3.0	2.0	1143	$1,275	$1.12	44d	1	0.73mi
2523 16th street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1584	$1,300	$0.82	44d	1	0.75mi
1642 Graymont Ave W Birmingham, AL	3.0	1.0	1219	$1,090	$0.89	3d	1	0.77mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	2d	1	0.78mi
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	2d	1	0.80mi
2520 Avenue U Unit A Birmingham, AL	4.0	1.0	1260	$1,200	$0.95	44d	1	0.81mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	44d	1	0.82mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	20d	1	0.82mi
1230 4th Ter W Birmingham, AL	3.0	2.0	1540	$1,000	$0.65	44d	1	0.82mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	4d	1	0.83mi
3221 Avenue S Birmingham, AL	3.0	2.0	1190	$1,250	$1.05	24d	1	0.84mi
1532 Graymont Ave W Birmingham, AL	4.0	2.0	1913	$1,150	$0.60	44d	1	0.85mi
1820 33rd St W Birmingham, AL	4.0	1.5	1212	$1,495	$1.23	44d	1	0.88mi
1724 30th Street Ensley Birmingham, AL	4.0	2.0	1428	$1,395	$0.98	16d	1	0.91mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	24d	1	0.93mi

Listing history 22 events

1. 2026-06-18
   days on market $68,000 Active 92 DOM
2. 2026-06-17
   status $68,000 Active 91 DOM
3. 2026-06-17
   days on market $68,000 Contingent 91 DOM
4. 2026-06-16
   days on market $68,000 Contingent 90 DOM
5. 2026-06-15
   days on market $68,000 Contingent 89 DOM
6. 2026-06-13
   days on market $68,000 Contingent 87 DOM
7. 2026-06-10
   days on market $68,000 Contingent 84 DOM
8. 2026-06-09
   days on market $68,000 Contingent 83 DOM
9. 2026-06-08
   days on market $68,000 Contingent 82 DOM
10. 2026-06-07
    days on market $68,000 Contingent 81 DOM
11. 2026-06-03
    days on market $68,000 Contingent 77 DOM
12. 2026-06-02
    days on market $68,000 Contingent 76 DOM
13. 2026-06-01
    days on market $68,000 Contingent 75 DOM
14. 2026-05-31
    status $68,000 Contingent 74 DOM
15. 2026-05-31
    days on market $68,000 Active 74 DOM
16. 2026-03-18
    listed $68,000 Active 370-char remark

    Show marketing remark (370 chars)

    Minor repairs needed to get property rent ready. Well maintained 3 bed 1 bath in a high growth area. Near all the crossplex development that continues to get city support for more development. Perfect for any primary home owner or any savvy real estate investor. Rents in the area support $1,150/mo. All new electrical, hot water heater, HVAC and other cosmetic updates.

17. 2025-07-31
    price $80,000
18. 2023-10-20
    soldstatus $68,000
19. 2023-10-19
    soldstatus $68,000 Sold
20. 2023-09-18
    status Pending
21. 2023-08-25
    listed $68,000 Active
22. 1998-06-30
    soldstatus $45,400

ⓘ 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: $1,350 · $112/mo
• Projected year-2 tax: $1,350 · $112/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 ≥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: $15,534
• − Mortgage interest: −$3,809
• − Property taxes: −$1,350
• − Insurance: −$340
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$1,978
• Taxable income: $5,571
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $4,965/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): 13,412
• Household income: $38,561
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 573.0

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 (94%)
• Race & ethnicity: Black 94% White 4% Hispanic / Latino 2% Two or more races 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -33.99%
• Current HPI: 153.414
• Rent YoY: ▲ 7.24%
• 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

+49.8% since first listed

7 events — show timeline

• 2026-03-18 Listed $68,000 Greater Alabama MLS
• 2025-07-31 Price Changed $80,000 Greater Alabama MLS
• 2023-10-20 Sold (Public Records) $68,000 Public Records
• 2023-10-19 Sold (MLS) $68,000 Greater Alabama MLS
• 2023-09-18 Pending — Greater Alabama MLS
• 2023-08-25 Listed $68,000 Greater Alabama MLS
• 1998-06-30 Sold (Public Records) $45,400 Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,350 · +0.0% YoY. Source: county tax records.