1500 Shady Oak Cir · Birmingham, AL 35235

$174,000

3 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 59 Days on market

Built 1983 0.38 ac lot $101/sqft · 31% below area Est $204k · 15% under

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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 +18.8/30.0
• ARV discount +14.2/15.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1500 Shady Oak Cir, a well-maintained residence recently updated with a new roof for enhanced durability. The interior contains a comfortable fireplace, providing a focal point for the main living area. Beyond the main structure, an expansive deck extends to a fully fenced in backyard, creating a defined outdoor space for everyday living. This property presents lasting quality and outdoor appeal — make it your own. . Included 100-Day Home Warranty with buyer activation

Key facts

• New roof
• Expansive deck
• 0.38 acre lot

Tags

• NEW ROOF
• COMFORTABLE FIREPLACE
• EXPANSIVE DECK
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $156k (10.4% below list).
• Recommended offer: $156k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 6.2% in Birmingham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising fast (+5.4%/yr); 114 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 59 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,817 (10.4% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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 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: 0.90% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $204,312
• List price: $174,000
• Delta: -14.84%
• 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
1641 Azalea Dr	0.16mi	4/2.0 (+1)	1,728 (+0%)	3mo	$169,000	$98	85
1416 Brewster Cir	0.43mi	3/2.0	1,662 (-4%)	2mo	$155,000	$93	73
1320 Turncliff Dr	0.46mi	3/2.0	1,715 (-0%)	8mo	$263,000	$153	71
1792 Annendale Dr	0.39mi	4/2.5 (+1)	1,679 (-3%)	9mo	$245,000	$146	63
1421 Hickory Ln	0.73mi	3/2.0	1,692 (-2%)	5mo	$182,500	$108	58
1742 Molly Ln	0.59mi	4/2.0 (+1)	1,696 (-2%)	8mo	$219,900	$130	58
1586 Wilderness Ln	0.29mi	4/3.0 (+1)	1,908 (+11%)	3mo	$320,000	$168	58
1700 Maralyn Dr	0.71mi	3/2.0	1,692 (-2%)	10mo	$194,500	$115	55
1731 Annendale Dr	0.39mi	4/2.0 (+1)	1,922 (+12%)	6mo	$230,500	$120	53
1524 Highland Dr	0.42mi	3/2.0	1,972 (+14%)	6mo	$240,000	$122	52
1711 Tudor Dr	0.57mi	3/2.5	1,933 (+12%)	0mo	$200,000	$103	51
1320 Pine Tree Dr	0.72mi	3/2.0	1,891 (+10%)	2mo	$210,900	$112	49

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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-13,267
• Equity at exit: $25,944

10-year hold

• IRR: 4.9%
• Equity multiple: 1.39×
• Total profit: $19,078
• Equity at exit: $15,044

Cash invested: $48,720 (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 35235

• Home prices YoY: -21.1%
• Rents YoY: 5.4%
• Active inventory: 114
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$912
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $175

Break-even live

Break-even rent $1,336

Max offer price $174,000

Occupancy floor 84%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1753 Tall Oak Cir Birmingham, AL	3.0	2.0	1380	$1,225	$0.89	3d	1	0.09mi
1729 Tall Oak Cir Birmingham, AL	3.0	2.0	1403	$1,630	$1.16	2d	1	0.16mi
1421 Brewster Cir Birmingham, AL	3.0	2.0	1439	$1,525	$1.06	2d	1	0.35mi
1516 Highland Dr Birmingham, AL	4.0	2.0	1104	$1,675	$1.52	15d	1	0.40mi
1733 Molly Dr Birmingham, AL	4.0	1.5	1570	$1,460	$0.93	10d	1	0.46mi
1440 Hickory Ln Birmingham, AL	3.0	2.0	1448	$1,625	$1.12	2d	1	0.63mi
1409 Medina Ln Birmingham, AL	3.0	2.0	2113	$1,600	$0.76	44d	1	0.71mi
1808 Brewster Rd Birmingham, AL	4.0	2.0	1548	$1,515	$0.98	44d	1	0.75mi
940 Pine Hill Rd Birmingham, AL	3.0	2.0	1926	$1,475	$0.77	44d	1	0.78mi
1830 Christian St Birmingham, AL	3.0	2.0	1468	$1,375	$0.94	3d	1	0.85mi
1328 Oak Ter Birmingham, AL	3.0	2.0	1772	$1,581	$0.89	12d	1	0.86mi
1761 Big Mountain Dr Birmingham, AL	4.0	2.0	1632	$1,575	$0.97	44d	1	0.93mi
1748 Sonia Dr Birmingham, AL	4.0	2.0	1401	$1,395	$1.00	44d	1	0.94mi
1235 Little Brook Ln Birmingham, AL	3.0	2.0	1787	$2,400	$1.34	44d	1	0.95mi
1760 Sonia Dr Birmingham, AL	3.0	2.0	1550	$1,635	$1.05	2d	1	0.95mi
744 Vaughn Cir Birmingham, AL	4.0	2.0	1516	$1,561	$1.03	24d	1	0.95mi
1868 Carraway St Birmingham, AL	3.0	2.0	1819	$1,500	$0.82	24d	1	1.05mi
1700 Serene Dr Birmingham, AL	4.0	1.5	1543	$1,630	$1.06	2d	1	1.16mi
1360 Orlando Cir NE Birmingham, AL	3.0	2.0	1489	$1,455	$0.98	24d	1	1.20mi
1935 Springlake Ct Unit 1 Birmingham, AL	2.0	1.5	1152	$1,095	$0.95	44d	1	1.21mi
1819 Valley Run Cir Birmingham, AL	4.0	2.5	1694	$1,761	$1.04	44d	1	1.22mi
1845 Stonehenge Dr Birmingham, AL	3.0	2.0	1358	$1,323	$0.97	15d	1	1.23mi
1817 Lyle Dr Birmingham, AL	4.0	2.0	1361	$1,605	$1.18	24d	1	1.24mi
1340 Orlando Cir NE Birmingham, AL	3.0	2.0	1329	$1,166	$0.88	24d	1	1.27mi
2025 Brewster Rd Birmingham, AL	3.0	2.0	1369	$1,450	$1.06	24d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $174,000 Active 59 DOM
2. 2026-06-17
   days on market $174,000 Active 58 DOM
3. 2026-06-16
   days on market $174,000 Active 57 DOM
4. 2026-06-15
   days on market $174,000 Active 56 DOM
5. 2026-06-13
   pricedays on market $174,000 Active 54 DOM
6. 2026-06-10
   days on market $182,000 Active 51 DOM
7. 2026-06-09
   days on market $182,000 Active 50 DOM
8. 2026-06-08
   days on market $182,000 Active 49 DOM
9. 2026-06-07
   days on market $182,000 Active 48 DOM
10. 2026-06-03
    days on market $182,000 Active 44 DOM
11. 2026-06-02
    days on market $182,000 Active 43 DOM
12. 2026-06-01
    days on market $182,000 Active 42 DOM
13. 2026-05-31
    days on market $182,000 Active 41 DOM
14. 2026-05-07
    price $186,000 490-char remark

    Show marketing remark (490 chars)

    Welcome to 1500 Shady Oak Cir, a well-maintained residence recently updated with a new roof for enhanced durability. The interior contains a comfortable fireplace, providing a focal point for the main living area. Beyond the main structure, an expansive deck extends to a fully fenced in backyard, creating a defined outdoor space for everyday living. This property presents lasting quality and outdoor appeal — make it your own. . Included 100-Day Home Warranty with buyer activation

15. 2026-04-20
    listed $188,000 Active 490-char remark

    Show marketing remark (490 chars)

    Welcome to 1500 Shady Oak Cir, a well-maintained residence recently updated with a new roof for enhanced durability. The interior contains a comfortable fireplace, providing a focal point for the main living area. Beyond the main structure, an expansive deck extends to a fully fenced in backyard, creating a defined outdoor space for everyday living. This property presents lasting quality and outdoor appeal — make it your own. . Included 100-Day Home Warranty with buyer activation

16. 2026-04-02
    soldstatus $186,000
17. 2020-12-23
    soldstatus $122,000
18. 2002-06-20
    soldstatus $96,000
19. 1992-04-30
    soldstatus $74,900
20. 1983-05-01
    soldstatus $60,425

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 5/10 Major 6 d/yr ≥105°F today · 16 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: $18,698
• − Mortgage interest: −$9,747
• − Property taxes: −$849
• − Insurance: −$870
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$5,062
• Taxable loss: −$821
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $2,300/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): 20,526
• Household income: $63,295
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 941.0

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 Black (63%)
• Race & ethnicity: Black 63% White 30% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -54.62%
• Current HPI: 204.6532
• Rent YoY: ▲ 5.39%
• 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

+207.8% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $186,000 Greater Alabama MLS
• 2026-04-20 Listed $188,000 Greater Alabama MLS
• 2026-04-02 Sold (Public Records) $186,000 Public Records
• 2020-12-23 Sold (Public Records) $122,000 Public Records
• 2002-06-20 Sold (Public Records) $96,000 Public Records
• 1992-04-30 Sold (Public Records) $74,900 Public Records
• 1983-05-01 Sold (Public Records) $60,425 Public Records

Property tax history

+3.7%/yr

Latest (2022): $849 · -50.7% YoY. Source: county tax records.