632 22nd Ave S · Birmingham, AL 35205

$300,000

4 bd · 2.5 ba · 2,372 sqft · SingleFamily public records · 12 Days on market

Built 1958 9,147 sqft lot $126/sqft · 24% below area Est $378k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Location, convenience, and updates come together at this 4-bedroom, 2.5-bath home situated just below Vulcan in the heart of Birmingham. With easy access to Downtown Birmingham, Highway 280, and UAB, this property places you close to work, dining, entertainment, and everything the city has to offer. Inside, the home has been recently refreshed with fresh interior paint and new flooring, creating a clean and inviting space ready for its next owner. The spacious floor plan offers room for both everyday living and entertaining, with four bedrooms and two and a half bathrooms providing flexibility for families, roommates, guests, or a home office setup. A one-car garage adds convenience and sto

Key facts

• One-car garage
• New flooring
• Spacious floor plan

Tags

• EASY ACCESS TO HIGHWAY 280
• EASY ACCESS TO UAB
• NEW FLOORING
• SPACIOUS FLOOR PLAN
• ONE-CAR GARAGE
• REAR DRIVEWAY

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Rear garage entry; One garage space (basement level); Driveway parking and on-street parking
• Utilities: Public water; Connected sewer
• Home design: Existing single-family home; Basement foundation
• Construction: Concrete block and vinyl siding exterior
• Exterior features: Fenced yard; Covered patio; Open deck

Interior

• Kitchen: Laminate countertops; Breakfast bar, eating area, and pantry; Built-in dishwasher, disposal, electric oven, electric stove; some stainless appliances
• Bedrooms: Multiple bedrooms on main level; Additional bedroom in the basement
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom; Separate shower and tub/shower combo; linen closet
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; One gas fireplace with gas starter located in the den; Finished and unfinished full basement (daylight, concrete block; plumbing stubbed); Has attic
• Laundry & utility: Laundry on main level and in basement; Washer hookup and electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (26.6% below list).
• Recommended offer: $220k (26.6% below list) — sets the bar for 1% rule.

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: Glen Iris Elementary School (math 4% / reading 19%, grade F, #556 of 627 statewide, top 89%, 731 students, 78% FRL); George Washington Carver High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 531 students, 87% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 125 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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).
• At $2,202/mo this rent would consume 52% of the median local household income ($51k/yr) (locally 1468% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; list at $300k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,234 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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. 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?
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: 0.73% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 11.4

CMA / ARV

• ARV (median comp): $378,288
• List price: $300,000
• Delta: -20.72%
• 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
407 21st Ave S	0.31mi	4/3.0	2,332 (-2%)	5mo	$400,000	$172	77
604 Green Springs Ave S	0.17mi	5/2.5 (+1)	2,174 (-8%)	1mo	$341,000	$157	72
344 22nd Ave S	0.37mi	3/2.0 (-1)	2,340 (-1%)	6mo	$230,000	$98	69
731 10th Ave S	0.70mi	5/3.0 (+1)	2,384 (+0%)	1mo	$334,000	$140	59
649 Idlewild Cir	0.32mi	3/2.0 (-1)	2,212 (-7%)	16mo	$480,000	$217	54
1005 Highland Rd	0.69mi	4/1.5	2,216 (-7%)	3mo	$885,000	$399	50
113 Edgeview Ave	0.75mi	4/2.0	2,435 (+3%)	14mo	$470,000	$193	47
1618 Cullom St S	0.53mi	3/2.0 (-1)	2,718 (+15%)	4mo	$417,000	$153	40
1225 17th Ave S	0.59mi	4/3.0	2,164 (-9%)	19mo	$405,000	$187	40
1403 Ardsley Pl	0.71mi	4/3.5	2,161 (-9%)	10mo	$805,000	$373	40
1421 Clermont Dr	0.75mi	5/3.5 (+1)	2,618 (+10%)	2mo	$685,000	$262	38
1161 16th Ave S	0.62mi	3/2.0 (-1)	2,044 (-14%)	13mo	$380,000	$186	30

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-58,745
• Equity at exit: $44,731

10-year hold

• IRR: -14.1%
• Equity multiple: 0.20×
• Total profit: $-66,950
• Equity at exit: $25,939

Cash invested: $84,000 (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 35205

• Rents YoY: 2.6%
• Active inventory: 125
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-144

Break-even live

Break-even rent $2,384

Max offer price $274,638

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-59	+0% $-144	+5% $-228	+10% $-313
Rent	-10% $-318	-5% $-231	+0% $-144	+5% $-57	+10% $30
Rate	-1.0pp $8	-0.5pp $-67	base $-144	+0.5pp $-221	+1.0pp $-300

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1259	$1,199	$0.95	45d	1	0.55mi
1617 Beckham Dr Birmingham, AL	3.0	2.5	1728	$2,828	$1.64	4d	1	0.96mi
1228 15th St S Birmingham, AL	3.0–4.0	3.0–4.0	1690	$2,989	$1.77	3d	3	0.99mi
908 Goldwire St SW Birmingham, AL	3.0	3.0	2115	$1,550	$0.73	45d	1	1.24mi
112 Crest Dr Birmingham, AL	3.0	3.0	1691	$3,573	$2.11	4d	1	1.47mi

Listing history 11 events

1. 2026-06-21
   days on market $300,000 Active 12 DOM
2. 2026-06-18
   days on market $300,000 Active 9 DOM
3. 2026-06-17
   days on market $300,000 Active 8 DOM
4. 2026-06-16
   days on market $300,000 Active 7 DOM
5. 2026-06-15
   days on market $300,000 Active 6 DOM
6. 2026-06-13
   days on market $300,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   pricestatusdays on marketlisting id $300,000 Active 1 DOM
9. 2026-03-29
   listed $299,900 Active 870-char remark
10. 2008-06-20
    soldstatus $125,000
11. 1980-10-14
    soldstatus $43,500

ⓘ 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: $2,222 · $185/mo
• Projected year-2 tax: $2,222 · $185/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 6 d/yr ≥106°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,428
• − Mortgage interest: −$16,805
• − Property taxes: −$2,222
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$8,727
• Taxable loss: −$7,055
• Est. tax savings @ 24.0%: +$1,693
• After-tax cash flow: $-30/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): 18,858
• Household income: $51,158
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 1468.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 5% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -199.42%
• Current HPI: 291.38
• Rent YoY: ▲ 2.59%
• 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

+589.7% since first listed

3 events — show timeline

• 2026-06-09 Listed $300,000 Greater Alabama MLS
• 2008-06-20 Sold (Public Records) $125,000 Public Records
• 1980-10-14 Sold (Public Records) $43,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,222 · +7.2% YoY. Source: county tax records.