2537 Dawson Ave SW · Birmingham, AL 35211

$125,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 24 Days on market

Built 1958 5,227 sqft lot

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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).

• Cash flow +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated and move-in ready! This beautifully updated 3 bedroom, 1 bathroom home has been totally redone with new finishes and upgrades throughout. From the flooring and paint to the kitchen and bathroom updates, everything feels fresh, clean, and modern. The home also offers additional potential with space available to add a second bathroom using the existing storage closet area, creating even more value and functionality. Currently tenant occupied at $995/month with room to increase rents to approximately $1,200–$1,300/month, making this a great opportunity for both investors and owner-occupants alike. Convenient layout, low-maintenance updates, and strong rental upside m

Key facts

• Move-in ready
• Renovated
• Updated finishes

Tags

• RENOVATED
• MOVE-IN READY
• UPDATED FINISHES
• KITCHEN UPDATES
• BATHROOM UPDATES

Property features AI

Finance

• Other: Parcel ID 29-00-17-3-022-015.000; Lot size approximately 0.12 acres; Subdivision: College Park
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Electric water heater; Internet availability unknown
• Home design: Existing property (previously built); Single-story living areas (rooms listed at level 1); Siding exterior
• Construction: Crawl space foundation; Siding (other) construction
• Exterior features: No pool; No patio; No decks; No garden/patio; Not waterfront; Flood plain: No; No notable lot view

Interior

• Kitchen: Solid surface countertops; Built-in dishwasher; Electric stove
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: Main-level laundry in a closet; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $60 ($722/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (14.7% below list).
• Recommended offer: $107k (14.7% 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: Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents soft (-0.0%/yr); 154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 37% 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 $864 of loan paydown is wiped out by about $4k 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 24 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $10k; list at $125k implies a 1150% 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,586 (14.7% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $58,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2436 Powderly Ave SW	0.23mi	2/1.0	966 (+3%)	2mo	$32,500	$34	82
2413 Francis Ave SW	0.16mi	2/1.0	962 (+3%)	14mo	$11,500	$12	76
2412 Lawn Ave SW	0.20mi	3/1.0 (+1)	975 (+4%)	9mo	$60,000	$62	72
2700 Lawn Ave SW	0.17mi	2/1.0	896 (-4%)	16mo	$65,000	$73	71
1521 24th St SW	0.27mi	3/1.0 (+1)	912 (-3%)	14mo	$55,000	$60	67
117 E SW Ann Dr	0.71mi	3/1.0 (+1)	936 (0%)	6mo	$65,000	$69	57
1657 SW 18th Way	0.61mi	3/1.0 (+1)	912 (-3%)	9mo	$90,000	$99	54
1657 19th Pl	0.51mi	3/1.0 (+1)	1,074 (+15%)	3mo	$40,000	$37	44
2820 Wesley Ave SW	0.51mi	3/1.0 (+1)	1,048 (+12%)	11mo	$62,000	$59	42
2311 Rambow Ave SW	0.72mi	2/1.0	818 (-13%)	7mo	$27,500	$34	40
1641 18th St SW	0.74mi	3/1.0 (+1)	1,035 (+11%)	13mo	$125,000	$121	32
2213 Rambow Ave SW	0.74mi	2/1.0	800 (-14%)	14mo	$92,000	$115	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-19,584
• Equity at exit: $18,638

10-year hold

• IRR: -13.7%
• Equity multiple: 0.30×
• Total profit: $-24,333
• Equity at exit: $10,808

Cash invested: $35,000 (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 35211

• Rents YoY: -0.0%
• Active inventory: 154
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$656
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $60

Break-even live

Break-even rent $990

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $131	-5% $96	+0% $60	+5% $25	+10% $-11
Rent	-10% $-24	-5% $18	+0% $60	+5% $102	+10% $144
Rate	-1.0pp $123	-0.5pp $92	base $60	+0.5pp $28	+1.0pp $-5

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	25d	1	0.20mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	45d	1	0.29mi
2300 31st St SW Unit ENSLEY2316 A Birmingham, AL	2.0	1.0	750	$1,000	$1.33	4d	1	0.49mi
1845 Henry Crumpton Dr Birmingham, AL	3.0	1.0	1000	$895	$0.90	4d	1	0.67mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	4d	1	0.74mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	45d	1	0.77mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	4d	1	0.78mi
2113 Rambow Ave SW Birmingham, AL	2.0	1.0	838	$1,250	$1.49	45d	1	0.79mi
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	25d	1	0.79mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	45d	1	0.80mi
2432 Ishkooda Rd SW Birmingham, AL	3.0	1.0	1075	$1,150	$1.07	45d	1	0.83mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	45d	1	0.84mi
249 Gloria Rd SW Birmingham, AL	2.0	1.0	624	$800	$1.28	45d	1	0.84mi
2805 32nd Way SW Birmingham, AL	3.0	1.0	792	$900	$1.14	45d	1	0.86mi
2804 32nd Way SW Birmingham, AL	3.0	1.0	840	$900	$1.07	45d	1	0.87mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	13d	1	0.91mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	22d	1	0.91mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	45d	1	0.93mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	45d	1	0.94mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	17d	1	0.95mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	45d	1	0.96mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	45d	1	1.03mi
914 21st St SW Birmingham, AL	3.0	1.0	784	$1,200	$1.53	22d	1	1.04mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	45d	1	1.05mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	45d	1	1.12mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	45d	1	1.15mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	45d	1	1.16mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	25d	1	1.16mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	45d	1	1.18mi
5717 Avenue O Unit O Birmingham, AL	3.0	2.0	1029	$1,250	$1.21	45d	1	1.18mi
1272 Meadow Ln Birmingham, AL	2.0	1.0	744	$800	$1.08	45d	1	1.19mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	20d	1	1.20mi
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	45d	1	1.20mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	45d	1	1.22mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	25d	1	1.26mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	45d	1	1.28mi
1112 S Gale Dr Birmingham, AL	3.0	1.5	1053	$1,175	$1.12	45d	1	1.32mi
3729 Maple Ave SW Birmingham, AL	3.0	2.0	1008	$1,200	$1.19	45d	1	1.33mi
3736 Oak Ave SW Birmingham, AL	3.0	2.0	984	$1,050	$1.07	25d	1	1.36mi
5714 Court M Unit 5720 Birmingham, AL	1.0	1.0	600	$700	$1.17	45d	1	1.37mi

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 24 DOM
2. 2026-06-18
   days on market $125,000 Active 21 DOM
3. 2026-06-17
   days on market $125,000 Active 20 DOM
4. 2026-06-16
   days on market $125,000 Active 19 DOM
5. 2026-06-15
   days on market $125,000 Active 18 DOM
6. 2026-06-13
   days on market $125,000 Active 16 DOM
7. 2026-06-10
   days on market $125,000 Active 13 DOM
8. 2026-06-09
   days on market $125,000 Active 12 DOM
9. 2026-06-08
   days on market $125,000 Active 11 DOM
10. 2026-06-07
    days on market $125,000 Active 10 DOM
11. 2026-06-03
    days on market $125,000 Active 6 DOM
12. 2026-06-02
    days on market $125,000 Active 5 DOM
13. 2026-06-01
    days on market $125,000 Active 4 DOM
14. 2026-05-31
    days on market $125,000 Active 3 DOM
15. 2026-05-27
    listed $125,000 Active
16. 2024-12-16
    historical $995
17. 2024-12-06
    price $995
18. 2024-10-17
    listed $1,195
19. 2007-06-15
    soldstatus $10,000
20. 2000-08-24
    soldstatus $25,000

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $892 · $74/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 7/10 Severe 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: $12,790
• − Mortgage interest: −$7,002
• − Property taxes: −$892
• − Insurance: −$625
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$3,636
• Taxable loss: −$1,411
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $1,060/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

+400.0% since first listed

6 events — show timeline

• 2026-05-27 Listed $125,000 Greater Alabama MLS
• 2024-12-16 Rental Removed $995 RENTLY
• 2024-12-06 Price Changed $995 RENTLY
• 2024-10-17 Listed for Rent $1,195 RENTLY
• 2007-06-15 Sold (Public Records) $10,000 Public Records
• 2000-08-24 Sold (Public Records) $25,000 Public Records

Property tax history

+45.0%/yr

Latest (2025): $892 · +45.0% YoY. Source: county tax records.