2221 Pearson Ave SW · Birmingham, AL 35211

$49,900

4 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 115 Days on market

Built 1935 0.31 ac lot $37/sqft · 37% below area Est $79k · 37% under ↓ 17% since listing

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Why this score? — see what drove the B 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
• ARV discount +15.0/15.0
• 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
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated in an established neighborhood with convenient access to major roadways, shopping, and employment centers. With the right improvements, this property has the potential to deliver solid returns. Property is being sold AS-IS, with no repairs or warranties expressed or implied. Utilities may not be activated. Buyer to verify all information deemed important. Bring your vision and unlock the potential. Call today to schedule your private showing.

Key facts

• 0.31 acre lot
• Built 1935
• Listed 115 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.2% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 45% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1935 — 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: 2.62% ✓
• Cap rate: 23.20%
• Cash-on-cash: 60.38%
• DSCR: 3.69
• GRM: 3.2

CMA / ARV

• ARV (median comp): $79,413
• List price: $49,900
• Delta: -37.16%
• 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
915 19th Pl SW	0.20mi	4/1.0	1,434 (+6%)	2mo	$20,000	$14	75
1236 18th St SW	0.45mi	3/2.0 (-1)	1,328 (-2%)	3mo	$107,250	$81	68
2312 Beulah Ave SW	0.25mi	3/2.0 (-1)	1,488 (+10%)	1mo	$88,400	$59	66
829 28th St SW	0.52mi	3/1.0 (-1)	1,380 (+2%)	2mo	$86,000	$62	61
2800 Steiner Ave SW	0.71mi	3/2.0 (-1)	1,340 (-1%)	2mo	$135,000	$101	59
724 18th Pl SW	0.39mi	4/2.0	1,508 (+12%)	4mo	$48,900	$32	59
820 28th St SW	0.52mi	3/1.5 (-1)	1,440 (+6%)	4mo	$170,000	$118	54
1317 24th St SW	0.68mi	3/1.0 (-1)	1,357 (+0%)	7mo	$8,700	$6	53
700 18th Place Ln SW	0.36mi	3/2.0 (-1)	1,152 (-15%)	3mo	$100,833	$88	51
1113 51st St	0.64mi	3/2.0 (-1)	1,231 (-9%)	3mo	$204,900	$166	48
4829 Avenue	0.68mi	3/1.0 (-1)	1,247 (-8%)	5mo	$50,000	$40	42
1825 49th St	0.64mi	3/1.0 (-1)	1,532 (+13%)	4mo	$51,000	$33	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 55.8%
• Equity multiple: 3.35×
• Total profit: $32,872
• Equity at exit: $7,440

10-year hold

• IRR: 59.7%
• Equity multiple: 6.12×
• Total profit: $71,523
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$262
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $703

Break-even live

Break-even rent $417

Max offer price $49,900

Occupancy floor 41%

Sensitivity live

Price	-10% $731	-5% $717	+0% $703	+5% $689	+10% $675
Rent	-10% $600	-5% $651	+0% $703	+5% $755	+10% $806
Rate	-1.0pp $728	-0.5pp $716	base $703	+0.5pp $690	+1.0pp $677

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	44d	1	0.14mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	11d	1	0.17mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	2d	1	0.21mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	24d	1	0.28mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	24d	1	0.29mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	44d	1	0.30mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	44d	1	0.33mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	4d	1	0.33mi
2409 Garrison Ave SW Birmingham, AL	4.0	2.0	1000	$1,295	$1.29	44d	1	0.36mi
200 23rd St SW Birmingham, AL	5.0	1.0	1858	$1,400	$0.75	44d	1	0.40mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	16d	1	0.40mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	24d	1	0.41mi
2904 Garrison Ave SW Birmingham, AL	4.0	2.0	952	$1,050	$1.10	24d	1	0.49mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	44d	1	0.54mi
805 29th St SW Birmingham, AL	4.0	2.0	1510	$1,300	$0.86	11d	1	0.56mi
805 29th St SW Birmingham, AL	4.0	2.0	1510	$1,300	$0.86	4d	1	0.56mi
1872 Princeton Ct SW Birmingham, AL	5.0	2.0	1829	$1,700	$0.93	24d	1	0.57mi
1900 Saint Charles Ave SW Birmingham, AL	4.0	2.0	1623	$1,350	$0.83	2d	1	0.61mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	19d	1	0.63mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	19d	1	0.64mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	24d	1	0.64mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	44d	1	0.66mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	24d	1	0.67mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	24d	1	0.70mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	44d	1	0.71mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	44d	1	0.72mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	44d	1	0.72mi
4825 Avenue S Birmingham, AL	3.0	1.0	1310	$1,050	$0.80	16d	1	0.72mi
1501 21st St SW Birmingham, AL	3.0	2.0	1758	$1,250	$0.71	44d	1	0.73mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	22d	1	0.74mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	12d	1	0.74mi
4817 Court R Birmingham, AL	3.0	2.0	1530	$1,300	$0.85	16d	1	0.75mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	44d	1	0.75mi
4801 Avenue S Birmingham, AL	3.0	1.0	1310	$1,000	$0.76	44d	1	0.78mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	44d	1	0.79mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	24d	1	0.79mi
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	44d	1	0.81mi
2017 48th Street Ensley Birmingham, AL	3.0	2.0	1383	$1,250	$0.90	44d	1	0.81mi
4736 Court S Birmingham, AL	3.0	1.5	1300	$1,200	$0.92	4d	1	0.82mi
4732 Court S Birmingham, AL	3.0	1.0	1372	$1,100	$0.80	44d	1	0.83mi

Listing history 16 events

1. 2026-06-18
   days on market $49,900 Active 115 DOM
2. 2026-06-17
   days on market $49,900 Active 114 DOM
3. 2026-06-16
   days on market $49,900 Active 113 DOM
4. 2026-06-15
   days on market $49,900 Active 112 DOM
5. 2026-06-13
   days on market $49,900 Active 110 DOM
6. 2026-06-10
   days on market $49,900 Active 107 DOM
7. 2026-06-09
   days on market $49,900 Active 106 DOM
8. 2026-06-08
   days on market $49,900 Active 105 DOM
9. 2026-06-07
   days on market $49,900 Active 104 DOM
10. 2026-06-03
    days on market $49,900 Active 100 DOM
11. 2026-06-02
    days on market $49,900 Active 99 DOM
12. 2026-06-01
    days on market $49,900 Active 98 DOM
13. 2026-05-31
    days on market $49,900 Active 97 DOM
14. 2026-05-02
    price $49,900 455-char remark

    Show marketing remark (455 chars)

    Situated in an established neighborhood with convenient access to major roadways, shopping, and employment centers. With the right improvements, this property has the potential to deliver solid returns. Property is being sold AS-IS, with no repairs or warranties expressed or implied. Utilities may not be activated. Buyer to verify all information deemed important. Bring your vision and unlock the potential. Call today to schedule your private showing.

15. 2026-03-20
    price $54,900 455-char remark

    Show marketing remark (455 chars)

    Situated in an established neighborhood with convenient access to major roadways, shopping, and employment centers. With the right improvements, this property has the potential to deliver solid returns. Property is being sold AS-IS, with no repairs or warranties expressed or implied. Utilities may not be activated. Buyer to verify all information deemed important. Bring your vision and unlock the potential. Call today to schedule your private showing.

16. 2026-02-18
    listed $59,900 Active 455-char remark

    Show marketing remark (455 chars)

    Situated in an established neighborhood with convenient access to major roadways, shopping, and employment centers. With the right improvements, this property has the potential to deliver solid returns. Property is being sold AS-IS, with no repairs or warranties expressed or implied. Utilities may not be activated. Buyer to verify all information deemed important. Bring your vision and unlock the potential. Call today to schedule your private showing.

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $564 · $47/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 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: $15,684
• − Mortgage interest: −$2,795
• − Property taxes: −$564
• − Insurance: −$250
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$1,452
• Taxable income: $8,114
• Est. tax owed @ 24.0%: −$1,947
• After-tax cash flow: $6,489/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

-16.7% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $49,900 Greater Alabama MLS
• 2026-03-20 Price Changed $54,900 Greater Alabama MLS
• 2026-02-18 Listed $59,900 Greater Alabama MLS

Property tax history

+0.0%/yr

Latest (2025): $564 · +0.0% YoY. Source: county tax records.