304 23rd Ave NE · Center Point, AL 35215

$100,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 78 Days on market

Built 1949 0.42 ac lot $95/sqft · 23% below area Est $130k · 23% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 23rd Ave NE! This 2 bedroom, 1 full bathroom home is nicely updated and ready for its new owner! Whether that may be a home owner ready to make it their own or an investor ready for a new rental to add to their portfolio! Come check it out and imagine how you would relax in the sunroom (that could also be converted into a bedroom!) or decorate the living room with all of the natural light coming in from the windows!

Key facts

• 0.42 acre lot
• Built 1949
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 7.3% in Center Point — 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 63/100 on livability (#193 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A, housing A; Watch: crime D, schools F, amenities F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.0%/yr); 334 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); 48% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $79k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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 D 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: 1.17% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (median comp): $130,096
• List price: $100,000
• Delta: -23.13%
• 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
2245 3rd St NE	0.07mi	3/1.0 (+1)	1,150 (+10%)	5mo	$88,000	$77	72
101 23rd Ter NW	0.51mi	3/1.0 (+1)	1,049 (-0%)	5mo	$114,000	$109	67
2352 3rd Way NE	0.19mi	3/1.5 (+1)	1,167 (+11%)	4mo	$103,000	$88	62
2537 3rd St NE	0.53mi	3/1.0 (+1)	1,040 (-1%)	13mo	$85,000	$82	58
509 20th Ave NE	0.62mi	3/1.5 (+1)	1,008 (-4%)	7mo	$95,000	$94	51
601 23rd Ave NE	0.47mi	3/1.0 (+1)	1,186 (+13%)	1mo	$79,500	$67	51
405 20th Ct NE	0.46mi	3/1.5 (+1)	1,112 (+6%)	13mo	$102,615	$92	51
2244 NW 1st St	0.53mi	3/1.5 (+1)	1,116 (+6%)	10mo	$100,000	$90	49
408 Woodland Ct NE	0.30mi	3/2.0 (+1)	1,193 (+14%)	14mo	$108,000	$91	43
404 Woodland Ct NE	0.31mi	3/2.0 (+1)	1,200 (+14%)	16mo	$210,000	$175	40
2617 NE 6th St	0.71mi	3/2.0 (+1)	1,172 (+12%)	3mo	$180,000	$154	36
2232 7th St NE	0.57mi	3/1.0 (+1)	1,199 (+14%)	15mo	$133,900	$112	32

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,555
• Equity at exit: $14,910

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $24,328
• Equity at exit: $8,646

Cash invested: $28,000 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 334
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$524
• Tax from tax record: −$81 /mo · $966/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $278

Break-even live

Break-even rent $819

Max offer price $100,000

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2245 3rd St NE Center Point, AL	3.0	1.0	1150	$1,100	$0.96	24d	1	0.07mi
2324 3rd St NE Center Point, AL	3.0	2.0	1329	$1,300	$0.98	24d	1	0.12mi
332 23rd Ave NE Center Point, AL	3.0	1.0	1100	$1,350	$1.23	3d	1	0.16mi
2229 3rd St NE Center Point, AL	3.0	1.0	1215	$1,125	$0.93	24d	1	0.17mi
401 22nd Ave NE Center Point, AL	2.0	1.5	850	$745	$0.88	16d	1	0.34mi
2249 4th Place Cir NE Center Point, AL	3.0	1.5	1400	$1,400	$1.00	44d	1	0.36mi
2109 Whetstone Ct Center Point, AL	2.0	1.5	800	$675	$0.84	3d	1	0.37mi
124 21st Ave NE Unit 202 Center Point, AL	2.0	1.0	830	$750	$0.90	16d	1	0.41mi
123 21st Ave NE Center Point, AL	2.0	1.0	850	$800	$0.94	44d	1	0.47mi
2318 Raintree Ct Center Point, AL	2.0	1.0	975	$1,100	$1.13	3d	2	0.48mi
109 24th Ave NW Center Point, AL	3.0	1.5	1023	$1,215	$1.19	44d	1	0.51mi
2537 3rd St NE Center Point, AL	3.0	2.0	1040	$1,350	$1.30	24d	1	0.52mi
2629 Wood Dr NE Center Point, AL	3.0	1.0	1203	$1,250	$1.04	44d	1	0.59mi
509 20th Ave NE Center Point, AL	3.0	1.5	1008	$1,200	$1.19	24d	1	0.64mi
2708 7th St NE Center Point, AL	3.0	1.0	1451	$1,150	$0.79	44d	1	0.70mi
127 Fox Hill Ct Center Point, AL	3.0	2.0	1418	$1,545	$1.09	44d	1	0.77mi
2245 3rd St NW Center Point, AL	3.0	1.0	1156	$1,100	$0.95	24d	1	0.78mi
107 Sterling Ct NW Center Point, AL	2.0	1.5–2.0	1026	$1,062	$1.04	3d	4	0.78mi
856 Parkbrook Trl Birmingham, AL	1.0–3.0	1.0–2.0	925	$978	$1.06	2d	10	0.82mi
319 23rd Ave NW Center Point, AL	3.0	2.0	1284	$1,395	$1.09	44d	1	0.85mi
1905 2nd St NW Center Point, AL	3.0	1.0	1258	$1,395	$1.11	44d	1	0.87mi
113 19th Ave NW Center Point, AL	3.0	2.0	1407	$1,250	$0.89	11d	1	0.87mi
2323 4th St NW Center Point, AL	3.0	1.0	1038	$1,305	$1.26	3d	1	0.94mi
1720 2nd St NE Center Point, AL	3.0	2.0	1100	$1,400	$1.27	44d	1	0.95mi
3309 Chase Ln Unit 3309 Birmingham, AL	2.0	2.0	1068	$1,000	$0.94	44d	1	1.01mi
408 Sunhill Rd NW Center Point, AL	3.0	1.5	1290	$1,355	$1.05	44d	1	1.02mi
305 18th Ct NW Center Point, AL	3.0	1.5	1270	$1,100	$0.87	44d	1	1.03mi
1845 Stonehenge Dr Birmingham, AL	3.0	2.0	1358	$1,323	$0.97	15d	1	1.05mi
2320 5th St NW Center Point, AL	3.0	1.0	1098	$1,150	$1.05	44d	1	1.06mi
2412 4th St NW Center Point, AL	3.0	1.0	1224	$1,150	$0.94	16d	1	1.07mi
2415 Ormond Dr Center Point, AL	3.0	1.5	1194	$1,295	$1.08	44d	1	1.07mi
3027 Chase Ln #3027 Birmingham, AL	1.0	1.0	840	$700	$0.83	24d	1	1.08mi
1935 Springlake Ct Unit 1 Birmingham, AL	2.0	1.5	1152	$1,095	$0.95	44d	1	1.11mi
1629 1st St NW Center Point, AL	3.0	1.0	900	$1,025	$1.14	24d	1	1.16mi
1628 1st St NE Center Point, AL	3.0	1.0	1027	$1,165	$1.13	44d	1	1.17mi
1628 1st St NW Center Point, AL	3.0	1.0	1124	$1,150	$1.02	44d	1	1.17mi
3073 Panorama E Birmingham, AL	1.0–3.0	1.0–2.0	975	$1,062	$1.09	2d	20	1.17mi
405 18th Ave NW Center Point, AL	3.0	2.0	1162	$1,299	$1.12	44d	1	1.18mi
2613 5th St NW Center Point, AL	3.0	1.0	1170	$1,150	$0.98	11d	1	1.28mi
213 Meadwood Dr NE Center Point, AL	3.0	1.0	1194	$995	$0.83	44d	1	1.34mi

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 78 DOM
2. 2026-06-17
   days on market $100,000 Active 77 DOM
3. 2026-06-16
   days on market $100,000 Active 76 DOM
4. 2026-06-15
   days on market $100,000 Active 75 DOM
5. 2026-06-13
   days on market $100,000 Active 73 DOM
6. 2026-06-10
   days on market $100,000 Active 70 DOM
7. 2026-06-09
   days on market $100,000 Active 69 DOM
8. 2026-06-08
   days on market $100,000 Active 68 DOM
9. 2026-06-07
   days on market $100,000 Active 67 DOM
10. 2026-06-03
    days on market $100,000 Active 63 DOM
11. 2026-06-02
    days on market $100,000 Active 62 DOM
12. 2026-06-01
    days on market $100,000 Active 61 DOM
13. 2026-05-31
    days on market $100,000 Active 60 DOM
14. 2026-05-12
    price $100,000 430-char remark

    Show marketing remark (430 chars)

    Welcome to 23rd Ave NE! This 2 bedroom, 1 full bathroom home is nicely updated and ready for its new owner! Whether that may be a home owner ready to make it their own or an investor ready for a new rental to add to their portfolio! Come check it out and imagine how you would relax in the sunroom (that could also be converted into a bedroom!) or decorate the living room with all of the natural light coming in from the windows!

15. 2026-04-01
    listed $105,000 Active 430-char remark

    Show marketing remark (430 chars)

    Welcome to 23rd Ave NE! This 2 bedroom, 1 full bathroom home is nicely updated and ready for its new owner! Whether that may be a home owner ready to make it their own or an investor ready for a new rental to add to their portfolio! Come check it out and imagine how you would relax in the sunroom (that could also be converted into a bedroom!) or decorate the living room with all of the natural light coming in from the windows!

16. 2018-01-09
    soldstatus $79,200
17. 2017-04-21
    soldstatus $55,500
18. 2017-03-24
    soldstatus $18,000 Sold 167-char remark

    Show marketing remark (167 chars)

    Great price on this one level 2 bedroom home. Large bedrooms and big kitchen. Covered back deck. This is a Fannie Mae Homepath property. Right of redemption may apply.

19. 2017-03-06
    historical Contingent 167-char remark

    Show marketing remark (167 chars)

    Great price on this one level 2 bedroom home. Large bedrooms and big kitchen. Covered back deck. This is a Fannie Mae Homepath property. Right of redemption may apply.

20. 2017-02-15
    price $19,900 167-char remark

    Show marketing remark (167 chars)

    Great price on this one level 2 bedroom home. Large bedrooms and big kitchen. Covered back deck. This is a Fannie Mae Homepath property. Right of redemption may apply.

21. 2017-01-15
    listed $25,900 Active 167-char remark

    Show marketing remark (167 chars)

    Great price on this one level 2 bedroom home. Large bedrooms and big kitchen. Covered back deck. This is a Fannie Mae Homepath property. Right of redemption may apply.

22. 1995-12-01
    soldstatus $42,500

ⓘ 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: $966 · $81/mo
• Projected year-2 tax: $966 · $81/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,049
• − Mortgage interest: −$5,602
• − Property taxes: −$966
• − Insurance: −$500
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,909
• Taxable income: $1,824
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $2,901/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Center Point

• Score: 63/100
• State rank: #193
• US rank: #15671

Category grades

Amenities F Commute A Cost of living A+ Crime D Employment F Housing A Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Point, AL
• County: Jefferson County · 527,445 people
• City population: 43,903
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+135.3% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $100,000 Greater Alabama MLS
• 2026-04-01 Listed $105,000 Greater Alabama MLS
• 2018-01-09 Sold (Public Records) $79,200 Public Records
• 2017-04-21 Sold (Public Records) $55,500 Public Records
• 2017-03-24 Sold (MLS) $18,000 Greater Alabama MLS
• 2017-03-06 Contingent — Greater Alabama MLS
• 2017-02-15 Price Changed $19,900 Greater Alabama MLS
• 2017-01-15 Listed $25,900 Greater Alabama MLS
• 1995-12-01 Sold (Public Records) $42,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $966 · +7.0% YoY. Source: county tax records.