825 Meadowbrook Dr · Birmingham, AL 35215

$109,900

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 60 Days on market

Built 1951 0.25 ac lot $88/sqft · at area comps Est $109k · at est.

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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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.2/15.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great price on this one-level living home with large level yard. Great property for investment or rental. Three bedrooms and one bath home with storage shed in backyard. Selling agent to verify all items of significance to purchaser.

Key facts

• Generous yard
• Large front yard
• Spacious lot

Tags

• SPACIOUS LOT
• MATURE SHADE TREES
• LARGE FRONT YARD
• REAR DECK
• DETACHED STORAGE BUILDING
• GENEROUS YARD

Property features AI

Finance

• Financial info: Down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Ceiling fans noted; Internet service availability unknown
• Home design: Existing (previously built) home; Single-story living areas (rooms listed at level 1)
• Construction: Wood siding construction; Crawl space foundation
• Exterior features: Open deck; Storage building; No pool, patio, or garden/patio indicated; Not waterfront

Interior

• Kitchen: Laminate countertops; Built-in microwave; Refrigerator; Electric stove
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom (tub/shower combo)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceilings listed as 'Other (See Remarks)'; No additional interior built-in features listed
• Laundry & utility: Dedicated laundry room on the main level; Washer hookup provided; Electric dryer hookup

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 $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Huffman High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 1,147 students, 72% FRL).
• Market conditions: Rents rising (+3.0%/yr); 336 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); 45% 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 $760 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

• It's been on market 60 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $109,190
• List price: $109,900
• Delta: 0.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Pat Ave	0.32mi	3/1.0	1,244 (-0%)	1mo	$93,500	$75	84
808 Meadowbrook Dr	0.07mi	3/1.0	1,112 (-11%)	1mo	$149,900	$135	78
321 Joan Ave	0.36mi	3/1.0	1,294 (+4%)	2mo	$121,000	$94	76
940 Meadowbrook Dr	0.20mi	4/1.0 (+1)	1,149 (-8%)	6mo	$108,000	$94	68
1128 Dogwood Ln	0.65mi	3/1.0	1,272 (+2%)	6mo	$132,500	$104	62
936 Parkway Dr	0.17mi	2/1.0 (-1)	1,062 (-15%)	3mo	$104,500	$98	60
201 Carol Dr	0.59mi	3/1.0	1,096 (-12%)	2mo	$154,000	$141	50
1125 Five Mile Rd	0.63mi	3/2.0	1,346 (+8%)	6mo	$140,000	$104	48
1152 Dogwood Ln	0.73mi	3/1.0	1,371 (+10%)	4mo	$127,000	$93	46
801 Martinwood Ln	0.63mi	3/1.5	1,404 (+13%)	5mo	$80,000	$57	44
932 Charles Ct	0.51mi	4/2.0 (+1)	1,430 (+15%)	5mo	$140,000	$98	39
1112 Violet Dr	0.69mi	3/2.0	1,414 (+13%)	7mo	$100,000	$71	36

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,325
• Equity at exit: $16,386

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $15,943
• Equity at exit: $9,502

Cash invested: $30,772 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 336
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$576
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $226

Break-even live

Break-even rent $958

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $289	-5% $257	+0% $226	+5% $195	+10% $164
Rent	-10% $128	-5% $177	+0% $226	+5% $275	+10% $325
Rate	-1.0pp $282	-0.5pp $254	base $226	+0.5pp $198	+1.0pp $169

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
832 Meadowbrook Dr Birmingham, AL	3.0	2.0	1228	$1,225	$1.00	25d	1	0.01mi
818 Sunset Dr Birmingham, AL	3.0	1.0	992	$1,000	$1.01	45d	1	0.06mi
912 Meadowbrook Dr Birmingham, AL	3.0	1.0	1178	$1,100	$0.93	45d	1	0.09mi
940 Meadowbrook Dr Birmingham, AL	4.0	1.0	1149	$1,300	$1.13	45d	1	0.19mi
932 Five Mile Rd Birmingham, AL	3.0	1.5	1200	$1,175	$0.98	20d	1	0.20mi
945 Elizabeth Dr Birmingham, AL	3.0	1.0	1227	$1,125	$0.92	4d	1	0.24mi
628 Annie Laura Dr Birmingham, AL	3.0	1.0	844	$1,195	$1.42	45d	1	0.36mi
529 Robison Dr Birmingham, AL	2.0	1.0	960	$960	$1.00	23d	1	0.39mi
520 Camellia Rd Birmingham, AL	3.0	1.0	1053	$1,100	$1.04	4d	1	0.53mi
736 Gene Reed Rd Birmingham, AL	3.0	2.0	1353	$1,220	$0.90	45d	1	0.60mi
603 Camp Ct Birmingham, AL	3.0	1.0	936	$1,300	$1.39	45d	1	0.63mi
216 Sanford Dr Birmingham, AL	3.0	1.5	1134	$1,200	$1.06	45d	1	0.63mi
201 Rose Dr Birmingham, AL	3.0	1.0	972	$1,100	$1.13	17d	1	0.63mi
1112 Violet Dr Birmingham, AL	3.0	2.0	1414	$1,600	$1.13	13d	1	0.68mi
208 Sam Pate Dr Birmingham, AL	3.0	2.0	988	$1,385	$1.40	3d	1	0.72mi
957 Hickory Cir Birmingham, AL	3.0	2.0	1364	$1,195	$0.88	4d	1	0.73mi
726 Orchard Rd Birmingham, AL	3.0	1.0	1120	$1,095	$0.98	45d	1	0.75mi
252 Westwood Dr Birmingham, AL	3.0	1.5	1124	$1,400	$1.25	3d	1	0.86mi
433 Orchid Rd Birmingham, AL	3.0	1.0	1162	$1,255	$1.08	17d	1	0.87mi
9844 Greenlee Rd Birmingham, AL	3.0	1.0	1046	$950	$0.91	45d	1	0.87mi
9228 Brookhurst Dr Birmingham, AL	3.0	1.0	1146	$999	$0.87	45d	1	0.90mi
241 Mamie Ln Birmingham, AL	3.0	2.0	1242	$1,495	$1.20	4d	1	0.92mi
221 Lawson Rd Birmingham, AL	3.0	1.5	1102	$1,325	$1.20	25d	1	0.92mi
837 Wear Dr Birmingham, AL	3.0	2.0	936	$1,295	$1.38	3d	1	0.94mi
204 McCormick Ave Birmingham, AL	3.0	1.0	880	$980	$1.11	4d	1	0.95mi
316 Pine St Birmingham, AL	3.0	1.0	1232	$1,100	$0.89	45d	1	0.96mi
848 Old Trail Rd Birmingham, AL	2.0	1.5	930	$925	$0.99	25d	1	0.97mi
252 Meadowdale Ave Birmingham, AL	3.0	1.0	920	$995	$1.08	45d	1	0.99mi
120 Shawnee Ln NW Birmingham, AL	3.0	1.0	1120	$1,075	$0.96	45d	1	0.99mi
217 Killough Dr Birmingham, AL	3.0	2.0	1212	$1,200	$0.99	16d	1	1.00mi
209 Tucker Ave Birmingham, AL	3.0	1.0	1044	$1,100	$1.05	45d	1	1.04mi
1153 Linwood St Birmingham, AL	3.0	2.0	1250	$1,295	$1.04	4d	1	1.10mi
600 Sundale Dr Birmingham, AL	2.0	1.0	950	$800	$0.84	45d	1	1.12mi
925 Eldorado Dr Birmingham, AL	3.0	1.0	1312	$1,231	$0.94	45d	1	1.18mi
1225 Birchwood St Birmingham, AL	3.0	2.0	1092	$1,175	$1.08	4d	1	1.18mi
1232 Oakwood St Birmingham, AL	3.0	1.5	1301	$1,223	$0.94	25d	1	1.19mi
426 Buckingham Cir Birmingham, AL	2.0	1.5	1080	$1,013	$0.94	45d	1	1.22mi
1237 Linwood St Birmingham, AL	3.0	1.5	1066	$995	$0.93	45d	1	1.23mi
1301 5th Pl NW Center Point, AL	3.0	1.0	1170	$1,100	$0.94	4d	1	1.24mi
1028 Broadmoor Dr Birmingham, AL	3.0	1.0	1079	$1,085	$1.01	4d	1	1.25mi

Listing history 26 events

1. 2026-06-21
   days on market $109,900 Active 60 DOM
2. 2026-06-18
   days on market $109,900 Active 57 DOM
3. 2026-06-17
   days on market $109,900 Active 56 DOM
4. 2026-06-16
   days on market $109,900 Active 55 DOM
5. 2026-06-15
   days on market $109,900 Active 54 DOM
6. 2026-06-13
   days on market $109,900 Active 52 DOM
7. 2026-06-10
   days on market $109,900 Active 49 DOM
8. 2026-06-09
   days on market $109,900 Active 48 DOM
9. 2026-06-08
   days on market $109,900 Active 47 DOM
10. 2026-06-07
    days on market $109,900 Active 46 DOM
11. 2026-06-03
    days on market $109,900 Active 42 DOM
12. 2026-06-02
    days on market $109,900 Active 41 DOM
13. 2026-06-01
    days on market $109,900 Active 40 DOM
14. 2026-05-31
    days on market $109,900 Active 39 DOM
15. 2026-04-21
    listed $109,900 Active 822-char remark
16. 2025-12-19
    soldstatus $951,400
17. 2024-05-17
    historical $950
18. 2024-05-08
    listed $950
19. 2018-10-25
    soldstatus $148,000
20. 2012-06-21
    soldstatus $12,600 233-char remark

    Show marketing remark (233 chars)

    Great price on this one-level living home with large level yard. Great property for investment or rental. Three bedrooms and one bath home with storage shed in backyard. Selling agent to verify all items of significance to purchaser.

21. 2012-05-04
    listed $12,600 233-char remark

    Show marketing remark (233 chars)

    Great price on this one-level living home with large level yard. Great property for investment or rental. Three bedrooms and one bath home with storage shed in backyard. Selling agent to verify all items of significance to purchaser.

22. 2006-08-23
    soldstatus $62,500
23. 2005-04-21
    soldstatus $89,000
24. 2004-09-14
    soldstatus $50,000
25. 1998-09-17
    soldstatus $54,000
26. 1979-02-01
    soldstatus $37,178

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,612 · $134/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $14,929
• − Mortgage interest: −$6,156
• − Property taxes: −$1,612
• − Insurance: −$550
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,197
• Taxable income: $1,025
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $2,470/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): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+195.6% since first listed

12 events — show timeline

• 2026-04-21 Listed $109,900 Greater Alabama MLS
• 2025-12-19 Sold (Public Records) $951,400 Public Records
• 2024-05-17 Rental Removed $950 APPFOLIO
• 2024-05-08 Listed for Rent $950 APPFOLIO
• 2018-10-25 Sold (Public Records) $148,000 Public Records
• 2012-06-21 Sold (MLS) $12,600 Greater Alabama MLS
• 2012-05-04 Listed $12,600 Greater Alabama MLS
• 2006-08-23 Sold (Public Records) $62,500 Public Records
• 2005-04-21 Sold (Public Records) $89,000 Public Records
• 2004-09-14 Sold (Public Records) $50,000 Public Records
• 1998-09-17 Sold (Public Records) $54,000 Public Records
• 1979-02-01 Sold (Public Records) $37,178 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,612 · +4.2% YoY. Source: county tax records.