2530 Lee Ave SW · Birmingham, AL 35211

$80,000

3 bd · 1.0 ba · 1,738 sqft · SingleFamily public records · 202 Days on market

Built 1944 6,534 sqft lot $46/sqft · at area comps Est $83k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• 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

Older home with 1944 build date — perfect for those willing to invest in updates to unlock equity.

Key facts

• 6,534 sq ft lot
• Built 1944
• Listed 201 days

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 $491 ($6k/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: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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); 154 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 43% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 1.55% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.32%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (median comp): $82,544
• List price: $80,000
• Delta: -3.08%
• 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
914 18th Way	0.56mi	2/1.0 (-1)	1,730 (-0%)	4mo	$45,000	$26	64
1825 49th St	0.42mi	3/1.0	1,532 (-12%)	4mo	$51,000	$33	57
3213 Lee Ave SW	0.65mi	3/2.0	1,653 (-5%)	2mo	$60,000	$36	56
2312 Beulah Ave SW	0.34mi	3/2.0	1,488 (-14%)	1mo	$88,400	$59	55
2341 Beulah Ave SW	0.36mi	3/2.5	1,564 (-10%)	7mo	$82,500	$53	55
1216 18th Way SW	0.60mi	2/3.0 (-1)	1,654 (-5%)	2mo	$65,500	$40	49
1627 49th St	0.70mi	3/1.0	1,863 (+7%)	9mo	$79,500	$43	48
4624 Court R	0.74mi	3/2.0	1,887 (+9%)	1mo	$35,000	$19	46
1893 SW Princeton Ct	0.62mi	3/1.0	1,545 (-11%)	13mo	$38,000	$25	42
1936 Saint Charles Ct SW	0.68mi	4/1.5 (+1)	1,600 (-8%)	11mo	$95,000	$59	39
724 18th Pl SW	0.64mi	4/2.0 (+1)	1,508 (-13%)	4mo	$48,900	$32	35
1611 50th St Ensley	0.74mi	3/1.5	1,482 (-15%)	7mo	$98,000	$66	33

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: 16.9%
• Equity multiple: 1.66×
• Total profit: $14,682
• Equity at exit: $11,928

10-year hold

• IRR: 23.3%
• Equity multiple: 2.74×
• Total profit: $38,974
• 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: 154
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$420
• Tax from tax record: −$33 /mo · $402/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $491

Break-even live

Break-even rent $616

Max offer price $80,000

Occupancy floor 55%

Sensitivity live

Price	-10% $537	-5% $514	+0% $491	+5% $469	+10% $446
Rent	-10% $394	-5% $442	+0% $491	+5% $540	+10% $589
Rate	-1.0pp $532	-0.5pp $512	base $491	+0.5pp $471	+1.0pp $450

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
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	24d	1	0.13mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	45d	1	0.17mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	11d	1	0.29mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	45d	1	0.33mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	3d	1	0.36mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	45d	1	0.37mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	45d	1	0.41mi
805 29th St SW Birmingham, AL	4.0	2.0	1510	$1,300	$0.86	11d	1	0.44mi
805 29th St SW Birmingham, AL	4.0	2.0	1510	$1,300	$0.86	4d	1	0.44mi
4817 Court R Birmingham, AL	3.0	2.0	1530	$1,300	$0.85	17d	1	0.49mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	45d	1	0.50mi
4825 Avenue S Birmingham, AL	3.0	1.0	1310	$1,050	$0.80	17d	1	0.50mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	20d	1	0.54mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	45d	1	0.55mi
1757 48th Street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1164	$1,295	$1.11	4d	1	0.55mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	45d	1	0.56mi
4801 Avenue S Birmingham, AL	3.0	1.0	1310	$1,000	$0.76	45d	1	0.56mi
4736 Court S Birmingham, AL	3.0	1.5	1300	$1,200	$0.92	4d	1	0.61mi
4732 Court S Birmingham, AL	3.0	1.0	1372	$1,100	$0.80	45d	1	0.61mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	24d	1	0.64mi
1900 Saint Charles Ave SW Birmingham, AL	4.0	2.0	1623	$1,350	$0.83	3d	1	0.66mi
2017 48th Street Ensley Birmingham, AL	3.0	2.0	1383	$1,250	$0.90	45d	1	0.66mi
1632 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1337	$1,100	$0.82	45d	1	0.67mi
1632 51st St W Birmingham, AL	3.0	1.0	1337	$1,000	$0.75	3d	1	0.67mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	24d	1	0.68mi
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	45d	1	0.69mi
1606 49th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1136	$1,100	$0.97	45d	1	0.71mi
4619 Terrace Q Birmingham, AL	3.0	2.0	1198	$900	$0.75	45d	1	0.74mi
4637 Court S Birmingham, AL	3.0	1.0	1225	$975	$0.80	3d	1	0.74mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	20d	1	0.75mi
1556 Burgin Ave Birmingham, AL	4.0	1.0	1168	$1,100	$0.94	20d	1	0.77mi
1556 Burgin Ave Birmingham, AL	3.0	1.0	1168	$1,100	$0.94	22d	1	0.77mi
4636 Avenue T Unit T Birmingham, AL	4.0	1.5	1842	$1,500	$0.81	2d	1	0.78mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	24d	1	0.80mi
4612 Terrace S Birmingham, AL	3.0	1.0	1612	$1,050	$0.65	45d	1	0.80mi
5604 Terrace O Birmingham, AL	4.0	1.0	1072	$1,325	$1.24	45d	1	0.81mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	45d	1	0.81mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	20d	1	0.82mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	24d	1	0.82mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	45d	1	0.83mi

Listing history 15 events

1. 2026-06-21
   days on market $80,000 Active 202 DOM
2. 2026-06-18
   days on market $80,000 Active 199 DOM
3. 2026-06-17
   days on market $80,000 Active 198 DOM
4. 2026-06-16
   days on market $80,000 Active 197 DOM
5. 2026-06-15
   days on market $80,000 Active 196 DOM
6. 2026-06-13
   days on market $80,000 Active 194 DOM
7. 2026-06-10
   days on market $80,000 Active 191 DOM
8. 2026-06-09
   days on market $80,000 Active 190 DOM
9. 2026-06-08
   days on market $80,000 Active 189 DOM
10. 2026-06-07
    days on market $80,000 Active 188 DOM
11. 2026-06-03
    days on market $80,000 Active 184 DOM
12. 2026-06-02
    days on market $80,000 Active 183 DOM
13. 2026-06-01
    days on market $80,000 Active 182 DOM
14. 2026-05-31
    days on market $80,000 Active 181 DOM
15. 2025-11-20
    listed $80,000 Active 104-char remark

    Show marketing remark (104 chars)

    Older home with 1944 build date — perfect for those willing to invest in updates to unlock equity.

ⓘ 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: $402 · $33/mo
• Projected year-2 tax: $402 · $33/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 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: $14,851
• − Mortgage interest: −$4,481
• − Property taxes: −$402
• − Insurance: −$400
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,327
• Taxable income: $4,865
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $4,729/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

1 event — show timeline

• 2025-11-20 Listed $80,000 Greater Alabama MLS

Property tax history

-2.8%/yr

Latest (2025): $402 · -50.0% YoY. Source: county tax records.