422 Skyview Dr Unit H · Birmingham, AL 35209

$100,000

1 bd · 1.0 ba · 864 sqft · Condo · 30 Days on market

Built 1980

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Why this score? — see what drove the C- 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW what a view!! This condo has one of the most amazing views both day and night. Conveniently located to down town Birmingham, just minutes from all restaurants, shopping and UAB this condo is an amazing find. This condo is located in a gated area and offers a wonderful in ground pool and tennis court. This condo has been freshly updated with new appliances, paint and flooring. Featuring a very spacious living area, fireplace and a great covered balcony for enjoying the amazing views over looking Birmingham, this condo is a must see.

Key facts

• Community pool
• Built 1980
• Listed 30 days

Tags

• OPEN-CONCEPT LIVING SPACE
• WELL-APPOINTED KITCHEN
• SCREENED IN BACK PORCH
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO ENTERTAINMENT

Property features AI

Finance

• HOA & community: Monthly condo fee of $315; HOA fees include common grounds maintenance, building insurance, sewage service, and water; Fire fee included

Exterior

• Parking: Unassigned parking
• Utilities: Public water; Connected sewer; Underground utilities; Internet service available
• Home design: Condominium unit (Unit H); Located on level 2
• Construction: Hardiplank siding; Pillar/support foundation; Existing construction
• Exterior features: Community pool with perimeter fencing; Covered, screened deck; Gate entrance to community

Interior

• Kitchen: Laminate countertops; Breakfast bar; Pantry; Electric cooktop; Built-in dishwasher; Built-in microwave; Electric oven; Refrigerator; Some stainless appliances
• Bedrooms: 1 bedroom (main level) with walk-in closet
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Smooth ceilings; Recessed lighting; Vinyl floors; Living room fireplace with brick surround (wood-burning)
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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-, 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); Parker High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 826 students, 90% FRL) — zoned schools at 84% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 99 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 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 $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-5,701
• Equity at exit: $14,910

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $9,656
• 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 35209

• Rents YoY: 3.3%
• Active inventory: 99
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $159

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 80%

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Skyview Dr Birmingham, AL	2.0	1.0	864	$950	$1.10	43d	1	0.06mi
700 Aspen Dr Birmingham, AL	1.0	1.0	786	$1,045	$1.33	43d	1	0.18mi
218 Olympia Dr Homewood, AL	1.0–3.0	1.0–2.5	958	$720	$0.75	1d	33	0.27mi
2418 Green Springs Hwy Birmingham, AL	1.0	1.0	750	$895	$1.19	43d	5	0.42mi
120 Vulcan Rd Unit 1Apartment Birmingham, AL	1.0	1.0	1000	$1,800	$1.80	23d	1	0.51mi
2217-2249 Green Springs Hwy Unit 2249-E Birmingham, AL	2.0	1.0	900	$910	$1.01	43d	1	0.66mi
2700 Temple Crest Dr Birmingham, AL	1.0–2.0	1.0–1.5	776	$945	$1.22	43d	1	0.71mi
316 Beacon Crest Ln Birmingham, AL	1.0–2.0	1.0	850	$950	$1.12	1d	7	0.77mi
840 Beacon Pkwy E Unit C Birmingham, AL	2.0	1.0	925	$1,200	$1.30	43d	1	0.93mi
2049 Green Springs Hwy Unit 2 Birmingham, AL	1.0	1.0	605	$750	$1.24	43d	1	0.94mi
195 Oxmoor Rd Birmingham, AL	2.0–3.0	2.0–2.5	1187	$2,350	$1.98	2d	8	0.95mi
513 Valley Ave Birmingham, AL	3.0	1.0–2.0	1012	$1,066	$1.05	43d	1	0.95mi
1010 Beacon Pkwy E Birmingham, AL	1.0–2.0	1.0–2.0	945	$1,640	$1.73	1d	18	0.96mi
925 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1259	$749	$0.59	43d	1	0.96mi
306 Columbiana Rd Unit 308 B Birmingham, AL	2.0	1.0	1000	$865	$0.86	11d	1	0.97mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	43d	1	0.98mi
1000 Beacon Pkwy E Unit 1035D Birmingham, AL	1.0	1.0	750	$975	$1.30	43d	1	1.03mi
407 Green Springs Ave S Birmingham, AL	2.0	1.0	866	$2,000	$2.31	1d	1	1.08mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	3d	1	1.09mi
825 Oak Leaf Cir Birmingham, AL	1.0–2.0	1.0–2.0	820	$1,000	$1.22	43d	1	1.11mi
741 Barcelona Ct Birmingham, AL	1.0	1.0	699	$950	$1.36	3d	5	1.14mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$900	$0.86	1d	13	1.15mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$900	$0.86	43d	12	1.15mi
1229 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1130	$975	$0.86	3d	16	1.24mi
261 3rd Ave SW Birmingham, AL	1.0–2.0	1.0	634	$750	$1.18	3d	14	1.34mi
633 Idlewild Cir Unit A1 Birmingham, AL	1.0	1.0	750	$1,052	$1.40	43d	1	1.44mi
633 Idlewild Cir Unit A7 Birmingham, AL	1.0	1.0	750	$1,044	$1.39	15d	1	1.44mi
915 Valley Ridge Dr Birmingham, AL	1.0–3.0	1.0–2.5	1087	$799	$0.73	1d	34	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 30 DOM
2. 2026-06-17
   days on market $100,000 Active 29 DOM
3. 2026-06-16
   days on market $100,000 Active 28 DOM
4. 2026-06-15
   days on market $100,000 Active 27 DOM
5. 2026-06-13
   days on market $100,000 Active 25 DOM
6. 2026-06-10
   days on market $100,000 Active 22 DOM
7. 2026-06-09
   days on market $100,000 Active 21 DOM
8. 2026-06-08
   days on market $100,000 Active 20 DOM
9. 2026-06-07
   days on market $100,000 Active 19 DOM
10. 2026-06-03
    days on market $100,000 Active 15 DOM
11. 2026-06-02
    days on market $100,000 Active 14 DOM
12. 2026-06-01
    days on market $100,000 Active 13 DOM
13. 2026-05-31
    days on market $100,000 Active 12 DOM
14. 2026-05-19
    listed $100,000 Active
15. 2025-02-04
    soldstatus $70,000 Sold 542-char remark

    Show marketing remark (542 chars)

    WOW what a view!! This condo has one of the most amazing views both day and night. Conveniently located to down town Birmingham, just minutes from all restaurants, shopping and UAB this condo is an amazing find. This condo is located in a gated area and offers a wonderful in ground pool and tennis court. This condo has been freshly updated with new appliances, paint and flooring. Featuring a very spacious living area, fireplace and a great covered balcony for enjoying the amazing views over looking Birmingham, this condo is a must see.

16. 2025-01-11
    historical Contingent 542-char remark

    Show marketing remark (542 chars)

    WOW what a view!! This condo has one of the most amazing views both day and night. Conveniently located to down town Birmingham, just minutes from all restaurants, shopping and UAB this condo is an amazing find. This condo is located in a gated area and offers a wonderful in ground pool and tennis court. This condo has been freshly updated with new appliances, paint and flooring. Featuring a very spacious living area, fireplace and a great covered balcony for enjoying the amazing views over looking Birmingham, this condo is a must see.

17. 2024-12-29
    price $72,000 542-char remark

    Show marketing remark (542 chars)

    WOW what a view!! This condo has one of the most amazing views both day and night. Conveniently located to down town Birmingham, just minutes from all restaurants, shopping and UAB this condo is an amazing find. This condo is located in a gated area and offers a wonderful in ground pool and tennis court. This condo has been freshly updated with new appliances, paint and flooring. Featuring a very spacious living area, fireplace and a great covered balcony for enjoying the amazing views over looking Birmingham, this condo is a must see.

18. 2024-12-04
    listed $74,000 Active 542-char remark

    Show marketing remark (542 chars)

    WOW what a view!! This condo has one of the most amazing views both day and night. Conveniently located to down town Birmingham, just minutes from all restaurants, shopping and UAB this condo is an amazing find. This condo is located in a gated area and offers a wonderful in ground pool and tennis court. This condo has been freshly updated with new appliances, paint and flooring. Featuring a very spacious living area, fireplace and a great covered balcony for enjoying the amazing views over looking Birmingham, this condo is a must see.

19. 2017-06-27
    soldstatus $28,900 Sold 440-char remark

    Show marketing remark (440 chars)

    What a view! One of the best views in the complex. Large 1 bedroom 1 bath with huge walkin closet. Home has laminate hardwood floors and large kitchen. Nice bar eating space and all appliances stay including washer and dryer. . Enjoy a nice evening in the screened in deck that overlooks the pool as well. This condo is sure to impress and would be great for student or young couple. Much cheaper than rent so make plans to view it today!

20. 2017-06-14
    historical Contingent 440-char remark

    Show marketing remark (440 chars)

    What a view! One of the best views in the complex. Large 1 bedroom 1 bath with huge walkin closet. Home has laminate hardwood floors and large kitchen. Nice bar eating space and all appliances stay including washer and dryer. . Enjoy a nice evening in the screened in deck that overlooks the pool as well. This condo is sure to impress and would be great for student or young couple. Much cheaper than rent so make plans to view it today!

21. 2017-05-30
    listed $29,900 Active 440-char remark

    Show marketing remark (440 chars)

    What a view! One of the best views in the complex. Large 1 bedroom 1 bath with huge walkin closet. Home has laminate hardwood floors and large kitchen. Nice bar eating space and all appliances stay including washer and dryer. . Enjoy a nice evening in the screened in deck that overlooks the pool as well. This condo is sure to impress and would be great for student or young couple. Much cheaper than rent so make plans to view it today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 18 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: $12,910
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,909
• Taxable income: $334
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $1,826/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): 32,734
• Household income: $71,439
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1879.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Hispanic / Latino 7% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -472.07%
• Current HPI: 312.2185
• Rent YoY: ▲ 3.34%
• 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

+234.4% since first listed

8 events — show timeline

• 2026-05-19 Listed $100,000 Greater Alabama MLS
• 2025-02-04 Sold (MLS) $70,000 Greater Alabama MLS
• 2025-01-11 Contingent — Greater Alabama MLS
• 2024-12-29 Price Changed $72,000 Greater Alabama MLS
• 2024-12-04 Listed $74,000 Greater Alabama MLS
• 2017-06-27 Sold (MLS) $28,900 Greater Alabama MLS
• 2017-06-14 Contingent — Greater Alabama MLS
• 2017-05-30 Listed $29,900 Greater Alabama MLS