2508 Brookhaven Ave SW · Birmingham, AL 35211

$80,000

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 120 Days on market

Built 1921 0.29 ac lot $61/sqft · 14% above area Est $70k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming single-story home located in the West End/Jones Valley area of Birmingham. This recently updated residence features 3 spacious bedrooms and 1 full bathroom on a generous 0.29-acre lot. Inside you’ll find new flooring throughout, creating a fresh and modern feel, and a well-designed layout that maximizes space and comfort. The home includes central heating and cooling, a cozy fireplace, and plenty of natural light. Situated in a convenient location close to schools, shopping, and major roadways, this property offers both comfort and accessibility. Perfect as an investment or a comfortable place to call home. Currently Occupied.

Key facts

• Recently updated
• New flooring
• Natural light

Tags

• SINGLE-STORY HOME
• RECENTLY UPDATED
• NEW FLOORING
• CENTRAL HEATING AND COOLING
• COZY FIREPLACE
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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); 152 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; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 42% 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 $553 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 + 0.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1921 — 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: 1.52% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.76%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (median comp): $70,344
• List price: $80,000
• Delta: 13.73%
• 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
1317 24th St SW	0.22mi	3/1.0	1,357 (+3%)	7mo	$8,700	$6	79
2408 Powderly Ave SW	0.11mi	4/1.5 (+1)	1,335 (+2%)	9mo	$75,000	$56	77
2816 Snavely Ave SW	0.19mi	3/1.0	1,388 (+6%)	6mo	$110,000	$79	77
2800 Steiner Ave SW	0.37mi	3/2.0	1,340 (+2%)	2mo	$135,000	$101	74
2436 College Ave SW	0.27mi	3/1.0	1,386 (+6%)	8mo	$54,000	$39	72
829 28th St SW	0.49mi	3/1.0	1,380 (+5%)	2mo	$86,000	$62	66
2005 Dawson Ave SW	0.41mi	3/1.0	1,508 (+15%)	3mo	$95,000	$63	54
820 28th St SW	0.52mi	3/1.5	1,440 (+10%)	4mo	$170,000	$118	54
3116 Steiner Ave SW	0.54mi	2/1.0 (-1)	1,218 (-7%)	9mo	$25,000	$21	50
1513 20th Pl SW	0.37mi	4/1.0 (+1)	1,126 (-14%)	9mo	$79,000	$70	46
905 24th St SW	0.65mi	3/1.0	1,178 (-10%)	8mo	$120,000	$102	46
2312 Beulah Ave SW	0.64mi	3/2.0	1,488 (+13%)	1mo	$88,400	$59	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: 12.3%
• Equity multiple: 1.47×
• Total profit: $10,534
• Equity at exit: $11,928

10-year hold

• IRR: 18.8%
• Equity multiple: 2.35×
• Total profit: $30,260
• Equity at exit: $6,917

Cash invested: $22,400 (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: 152
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$420
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $425

Break-even live

Break-even rent $680

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $470	-5% $447	+0% $425	+5% $402	+10% $380
Rent	-10% $329	-5% $377	+0% $425	+5% $473	+10% $521
Rate	-1.0pp $465	-0.5pp $445	base $425	+0.5pp $404	+1.0pp $383

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	44d	1	0.08mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	24d	1	0.13mi
1633 29th St SW Birmingham, AL	3.0	2.0	1658	$1,200	$0.72	44d	1	0.24mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	24d	1	0.25mi
1501 21st St SW Birmingham, AL	3.0	2.0	1758	$1,250	$0.71	44d	1	0.31mi
2005 Snavely Ave SW Birmingham, AL	3.0	2.0	1380	$1,150	$0.83	44d	1	0.36mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	44d	1	0.37mi
2005 Dawson Ave SW Birmingham, AL	4.0	1.0	1508	$1,250	$0.83	20d	1	0.38mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	24d	1	0.40mi
1838 31st St SW Birmingham, AL	3.0	2.0	1400	$1,223	$0.87	17d	1	0.42mi
805 29th St SW Birmingham, AL	4.0	2.0	1510	$1,300	$0.86	11d	1	0.52mi
805 29th St SW Birmingham, AL	4.0	2.0	1510	$1,300	$0.86	4d	1	0.52mi
2005 Henry Crumpton Dr Birmingham, AL	4.0	2.0	1377	$1,300	$0.94	44d	1	0.54mi
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	44d	1	0.56mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	4d	1	0.64mi
1845 Henry Crumpton Dr Birmingham, AL	3.0	1.0	1000	$895	$0.90	4d	1	0.64mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	2d	1	0.65mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	44d	1	0.66mi
2409 Garrison Ave SW Birmingham, AL	4.0	2.0	1000	$1,295	$1.29	44d	1	0.68mi
108 E Ann Dr SW Birmingham, AL	4.0	2.0	1628	$1,495	$0.92	24d	1	0.69mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	44d	1	0.69mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	44d	1	0.69mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	11d	1	0.70mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	0.70mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	44d	1	0.71mi
2904 Garrison Ave SW Birmingham, AL	4.0	2.0	952	$1,050	$1.10	24d	1	0.73mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	24d	1	0.74mi
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	24d	1	0.75mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	22d	1	0.80mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	12d	1	0.80mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	17d	1	0.80mi
2548 28th St SW Birmingham, AL	3.0	2.0	1762	$1,000	$0.57	2d	1	0.80mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	44d	1	0.83mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	45d	1	0.87mi
2432 Ishkooda Rd SW Birmingham, AL	3.0	1.0	1075	$1,150	$1.07	44d	1	0.88mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	44d	1	0.88mi
3417 Park Ave SW Birmingham, AL	4.0	1.0	1402	$900	$0.64	44d	1	0.90mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	44d	1	0.91mi
3332 Walnut Ave SW Birmingham, AL	3.0	1.0	1339	$750	$0.56	20d	1	0.95mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	24d	1	1.01mi

Listing history 32 events

1. 2026-06-18
   days on market $80,000 Active 120 DOM
2. 2026-06-17
   days on market $80,000 Active 119 DOM
3. 2026-06-16
   days on market $80,000 Active 118 DOM
4. 2026-06-15
   days on market $80,000 Active 117 DOM
5. 2026-06-13
   days on market $80,000 Active 115 DOM
6. 2026-06-10
   days on market $80,000 Active 112 DOM
7. 2026-06-09
   days on market $80,000 Active 111 DOM
8. 2026-06-08
   days on market $80,000 Active 110 DOM
9. 2026-06-07
   days on market $80,000 Active 109 DOM
10. 2026-06-03
    days on market $80,000 Active 105 DOM
11. 2026-06-02
    days on market $80,000 Active 104 DOM
12. 2026-06-01
    days on market $80,000 Active 103 DOM
13. 2026-05-31
    days on market $80,000 Active 102 DOM
14. 2026-02-18
    listed $80,000 Active 665-char remark

    Show marketing remark (665 chars)

    Welcome to this charming single-story home located in the West End/Jones Valley area of Birmingham. This recently updated residence features 3 spacious bedrooms and 1 full bathroom on a generous 0.29-acre lot. Inside you’ll find new flooring throughout, creating a fresh and modern feel, and a well-designed layout that maximizes space and comfort. The home includes central heating and cooling, a cozy fireplace, and plenty of natural light. Situated in a convenient location close to schools, shopping, and major roadways, this property offers both comfort and accessibility. Perfect as an investment or a comfortable place to call home. Currently Occupied.

15. 2024-03-26
    historical $1,025
16. 2024-03-09
    listed $1,025
17. 2023-12-04
    soldstatus $60,000
18. 2023-11-20
    soldstatus $60,000 Sold 150-char remark

    Show marketing remark (150 chars)

    Great home and investment opportunity in the Birmingham area. 3 beds with 1 bath. This home does qualify for ZERO DOWN with some lending institutions.

19. 2023-10-27
    historical Contingent 150-char remark

    Show marketing remark (150 chars)

    Great home and investment opportunity in the Birmingham area. 3 beds with 1 bath. This home does qualify for ZERO DOWN with some lending institutions.

20. 2023-10-20
    status Active 150-char remark

    Show marketing remark (150 chars)

    Great home and investment opportunity in the Birmingham area. 3 beds with 1 bath. This home does qualify for ZERO DOWN with some lending institutions.

21. 2023-10-16
    historical Contingent 150-char remark

    Show marketing remark (150 chars)

    Great home and investment opportunity in the Birmingham area. 3 beds with 1 bath. This home does qualify for ZERO DOWN with some lending institutions.

22. 2023-10-05
    status Active 150-char remark

    Show marketing remark (150 chars)

    Great home and investment opportunity in the Birmingham area. 3 beds with 1 bath. This home does qualify for ZERO DOWN with some lending institutions.

23. 2023-09-25
    historical Contingent 150-char remark

    Show marketing remark (150 chars)

    Great home and investment opportunity in the Birmingham area. 3 beds with 1 bath. This home does qualify for ZERO DOWN with some lending institutions.

24. 2023-09-18
    listed $60,000 Active 150-char remark

    Show marketing remark (150 chars)

    Great home and investment opportunity in the Birmingham area. 3 beds with 1 bath. This home does qualify for ZERO DOWN with some lending institutions.

25. 2016-05-09
    soldstatus $7,500 Sold
26. 2016-04-25
    historical Contingent
27. 2016-04-05
    price $9,900
28. 2016-03-14
    status Active
29. 2016-02-02
    historical Contingent
30. 2015-12-29
    price $14,900
31. 2015-12-03
    price $19,900
32. 2015-11-04
    listed $24,900 Active

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $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 3/10 Moderate
• 🌡 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: $14,607
• − Mortgage interest: −$4,481
• − Property taxes: −$1,008
• − Insurance: −$400
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,327
• Taxable income: $4,054
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $4,125/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

+221.3% since first listed

19 events — show timeline

• 2026-02-18 Listed $80,000 Greater Alabama MLS
• 2024-03-26 Rental Removed $1,025 GALMLS
• 2024-03-09 Listed for Rent $1,025 GALMLS
• 2023-12-04 Sold (Public Records) $60,000 Public Records
• 2023-11-20 Sold (MLS) $60,000 Greater Alabama MLS
• 2023-10-27 Contingent — Greater Alabama MLS
• 2023-10-20 Relisted — Greater Alabama MLS
• 2023-10-16 Contingent — Greater Alabama MLS
• 2023-10-05 Relisted — Greater Alabama MLS
• 2023-09-25 Contingent — Greater Alabama MLS
• 2023-09-18 Listed $60,000 Greater Alabama MLS
• 2016-05-09 Sold (MLS) $7,500 Greater Alabama MLS
• 2016-04-25 Contingent — Greater Alabama MLS
• 2016-04-05 Price Changed $9,900 Greater Alabama MLS
• 2016-03-14 Relisted — Greater Alabama MLS
• 2016-02-02 Contingent — Greater Alabama MLS
• 2015-12-29 Price Changed $14,900 Greater Alabama MLS
• 2015-12-03 Price Changed $19,900 Greater Alabama MLS
• 2015-11-04 Listed $24,900 Greater Alabama MLS

Property tax history

+4.0%/yr

Latest (2025): $1,008 · +0.0% YoY. Source: county tax records.