9240 Brookhurst Dr · Birmingham, AL 35235

$111,500

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 177 Days on market

Built 1955 10,018 sqft lot $106/sqft · 16% below area Est $132k · 16% under

---

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 +22.8/30.0
• ARV discount +14.6/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make income from the first day. Great investment opportunity. Section 8 renter with potential for rent increase in future. Home features 3 bedroom, 1 bath, Kitchen and large living room all on one level. Laundry in the basement. Carport. Roof age 6 years. Water heater 5 year old. No viewing till inspection. Occupied by long term renter has lived there over 6-7 years. Leased out till Aug 2026.

Key facts

• 0.23 acre lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+5.4%/yr); 114 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $771 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $112k implies a 213% gain — meaningful room to come down on a strong offer.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.04% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $132,417
• List price: $111,500
• Delta: -15.80%
• 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
744 Rose Dr NE	0.26mi	3/1.0 (+1)	1,008 (-4%)	5mo	$135,000	$134	72
437 Dalton Dr	0.43mi	3/2.0 (+1)	1,002 (-5%)	4mo	$103,000	$103	60
201 Carol Dr	0.71mi	3/1.0 (+1)	1,096 (+4%)	2mo	$154,000	$141	53
520 Valley Dr	0.57mi	2/2.0	1,104 (+5%)	13mo	$175,000	$159	50
629 Barclay Ln	0.43mi	3/1.5 (+1)	1,181 (+12%)	3mo	$127,400	$108	50
552 Valley Dr	0.62mi	3/2.0 (+1)	1,092 (+4%)	8mo	$175,000	$160	49
957 Hillcrest Ave	0.63mi	3/2.0 (+1)	1,100 (+5%)	9mo	$167,500	$152	46
827 Hillcrest Rd	0.48mi	3/2.0 (+1)	1,151 (+10%)	9mo	$157,500	$137	45
701 Carolyn Ct	0.39mi	3/2.0 (+1)	1,200 (+14%)	9mo	$150,000	$125	41
604 Annie Laura Dr	0.64mi	3/1.0 (+1)	1,142 (+9%)	12mo	$88,000	$77	40
669 Ridge Top Cir	0.72mi	2/1.0	1,202 (+14%)	3mo	$153,500	$128	40
756 Meadowbrook Dr	0.66mi	3/1.0 (+1)	1,172 (+12%)	9mo	$130,000	$111	37

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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,862
• Equity at exit: $16,625

10-year hold

• IRR: 9.7%
• Equity multiple: 1.82×
• Total profit: $25,663
• Equity at exit: $9,640

Cash invested: $31,220 (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 35235

• Home prices YoY: -21.1%
• Rents YoY: 5.4%
• Active inventory: 114
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$585
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $194

Break-even live

Break-even rent $912

Max offer price $111,500

Occupancy floor 78%

Sensitivity live

Price	-10% $257	-5% $226	+0% $194	+5% $163	+10% $131
Rent	-10% $103	-5% $148	+0% $194	+5% $240	+10% $286
Rate	-1.0pp $250	-0.5pp $223	base $194	+0.5pp $165	+1.0pp $136

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: $27,875
• Closing costs: $3,345
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9228 Brookhurst Dr Birmingham, AL	3.0	1.0	1146	$999	$0.87	44d	1	0.06mi
726 Orchard Rd Birmingham, AL	3.0	1.0	1120	$1,095	$0.98	44d	1	0.12mi
603 Camp Ct Birmingham, AL	3.0	1.0	936	$1,300	$1.39	44d	1	0.23mi
600 Sundale Dr Birmingham, AL	2.0	1.0	950	$800	$0.84	44d	1	0.35mi
216 Sanford Dr Birmingham, AL	3.0	1.5	1134	$1,200	$1.06	44d	1	0.53mi
529 Robison Dr Birmingham, AL	2.0	1.0	960	$960	$1.00	21d	1	0.55mi
736 Gene Reed Rd Birmingham, AL	3.0	2.0	1353	$1,220	$0.90	44d	1	0.64mi
201 Rose Dr Birmingham, AL	3.0	1.0	972	$1,100	$1.13	16d	1	0.69mi
628 Annie Laura Dr Birmingham, AL	3.0	1.0	844	$1,195	$1.42	44d	1	0.70mi
818 Sunset Dr Birmingham, AL	3.0	1.0	992	$1,000	$1.01	44d	1	0.81mi
832 Meadowbrook Dr Birmingham, AL	3.0	2.0	1228	$1,225	$1.00	24d	1	0.86mi
1108 Sherwood Forest Dr Birmingham, AL	3.0	1.5	1118	$1,370	$1.23	44d	1	0.93mi
912 Meadowbrook Dr Birmingham, AL	3.0	1.0	1178	$1,100	$0.93	44d	1	0.93mi
630 Lisa Ln Birmingham, AL	3.0	1.5	1201	$1,095	$0.91	44d	1	0.94mi
932 Five Mile Rd Birmingham, AL	3.0	1.5	1200	$1,175	$0.98	19d	1	1.01mi
945 Elizabeth Dr Birmingham, AL	3.0	1.0	1227	$1,125	$0.92	3d	1	1.04mi
8917 Roebuck Blvd Apt 11 Birmingham, AL	2.0	1.0	880	$725	$0.82	16d	1	1.05mi
9844 Greenlee Rd Birmingham, AL	3.0	1.0	1046	$950	$0.91	44d	1	1.10mi
221 Lawson Rd Birmingham, AL	3.0	1.5	1102	$1,325	$1.20	24d	1	1.21mi
204 McCormick Ave Birmingham, AL	3.0	1.0	880	$980	$1.11	3d	1	1.27mi
426 Buckingham Cir Birmingham, AL	2.0	1.5	1080	$1,013	$0.94	44d	1	1.28mi
520 Camellia Rd Birmingham, AL	3.0	1.0	1053	$1,100	$1.04	3d	1	1.31mi
252 Westwood Dr Birmingham, AL	3.0	1.5	1124	$1,400	$1.25	2d	1	1.32mi
209 Tucker Ave Birmingham, AL	3.0	1.0	1044	$1,100	$1.05	44d	1	1.36mi
837 Wear Dr Birmingham, AL	3.0	2.0	936	$1,295	$1.38	2d	1	1.38mi
957 Hickory Cir Birmingham, AL	3.0	2.0	1364	$1,195	$0.88	3d	1	1.38mi
252 Meadowdale Ave Birmingham, AL	3.0	1.0	920	$995	$1.08	44d	1	1.41mi
316 Pine St Birmingham, AL	3.0	1.0	1232	$1,100	$0.89	44d	1	1.41mi
1028 Broadmoor Dr Birmingham, AL	3.0	1.0	1079	$1,085	$1.01	3d	1	1.45mi
208 Sam Pate Dr Birmingham, AL	3.0	2.0	988	$1,385	$1.40	2d	1	1.45mi
425 87th St S Birmingham, AL	2.0	1.0	890	$1,077	$1.21	44d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $111,500 Active 177 DOM
2. 2026-06-17
   days on market $111,500 Active 176 DOM
3. 2026-06-16
   days on market $111,500 Active 175 DOM
4. 2026-06-15
   days on market $111,500 Active 174 DOM
5. 2026-06-13
   days on market $111,500 Active 172 DOM
6. 2026-06-10
   days on market $111,500 Active 169 DOM
7. 2026-06-09
   days on market $111,500 Active 168 DOM
8. 2026-06-08
   days on market $111,500 Active 167 DOM
9. 2026-06-07
   days on market $111,500 Active 166 DOM
10. 2026-06-03
    days on market $111,500 Active 162 DOM
11. 2026-06-02
    days on market $111,500 Active 161 DOM
12. 2026-06-01
    days on market $111,500 Active 160 DOM
13. 2026-05-31
    days on market $111,500 Active 159 DOM
14. 2025-12-23
    listed $111,500 Active 395-char remark

    Show marketing remark (395 chars)

    Make income from the first day. Great investment opportunity. Section 8 renter with potential for rent increase in future. Home features 3 bedroom, 1 bath, Kitchen and large living room all on one level. Laundry in the basement. Carport. Roof age 6 years. Water heater 5 year old. No viewing till inspection. Occupied by long term renter has lived there over 6-7 years. Leased out till Aug 2026.

15. 2008-07-11
    soldstatus $35,600
16. 2006-10-05
    soldstatus $86,800

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,892
• − Mortgage interest: −$6,246
• − Property taxes: −$1,070
• − Insurance: −$558
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,244
• Taxable income: $552
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $2,198/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): 20,526
• Household income: $63,295
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 941.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 30% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -54.62%
• Current HPI: 204.6532
• Rent YoY: ▲ 5.39%
• 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

+28.5% since first listed

3 events — show timeline

• 2025-12-23 Listed $111,500 Greater Alabama MLS
• 2008-07-11 Sold (Public Records) $35,600 Public Records
• 2006-10-05 Sold (Public Records) $86,800 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,070 · +7.0% YoY. Source: county tax records.