9235 Brookhurst Dr · Birmingham, AL 35215

$134,900

3 bd · 2.0 ba · 1,777 sqft · SingleFamily public records · 63 Days on market

Built 1955 0.33 ac lot $76/sqft · 36% below area Est $148k · 9% 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 +18.9/30.0
• ARV discount +11.6/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• 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

Tenant Occupied!! New AC 10 YEAR WARRANTY! New Flooring! New Paint! Step into the inviting living room featuring new hardwood floors, where abundant natural light pours in through the large windows, creating a warm and welcoming atmosphere. Throughout the rest of the home, you'll find charming old hardwood floors that exude character and charm, adding to the timeless appeal of the residence. Unwind in the spacious master suite, complete with a private en-suite bathroom for added convenience and privacy. The two additional bedrooms are perfect for family members, guests, or as versatile spaces such as a home office or hobby room. Enjoy the convenience of a basement garage, providing secure parking and additional storage space for your belong

Key facts

• 0.33 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• 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 (+3.0%/yr); 334 active listings in the ZIP; 10 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).
• This rent runs 31% of the median local income ($53k/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 $933 of loan paydown is wiped out by about $4k 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 63 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $114k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1955 — 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: 1.00% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $148,394
• List price: $134,900
• Delta: -9.09%
• 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
616 Ferndale Cir	0.20mi	4/2.5 (+1)	1,640 (-8%)	1mo	$255,000	$155	70
916 Hickory St	0.32mi	2/2.0 (-1)	1,680 (-6%)	4mo	$159,900	$95	67
709 Elm St	0.67mi	3/2.0	1,804 (+2%)	1mo	$201,000	$111	66
820 Sundale Dr	0.48mi	3/2.0	1,657 (-7%)	3mo	$249,000	$150	64
942 Hillcrest Ave	0.56mi	3/2.0	1,680 (-6%)	8mo	$92,000	$55	58
209 Garden Ln	0.62mi	3/2.5	1,854 (+4%)	5mo	$71,000	$38	58
728 Barclay Ln	0.48mi	3/2.0	1,546 (-13%)	3mo	$194,500	$126	53
825 Shadywood Ln	0.75mi	3/2.0	1,923 (+8%)	2mo	$315,000	$164	50
610 Mountain Dr	0.63mi	3/2.0	1,560 (-12%)	2mo	$231,000	$148	48
600 Annie Laura Dr	0.65mi	4/2.0 (+1)	1,617 (-9%)	6mo	$129,995	$80	45
500 Redbud Dr	0.63mi	3/2.0	1,997 (+12%)	8mo	$209,900	$105	43
615 Ridge Top Cir	0.52mi	4/4.0 (+1)	2,026 (+14%)	4mo	$280,000	$138	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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-12,958
• Equity at exit: $20,114

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $390
• Equity at exit: $11,664

Cash invested: $37,772 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$707
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $139

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 85%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Price Dr Birmingham, AL	4.0	2.0	1584	$1,395	$0.88	23d	1	0.55mi
736 Gene Reed Rd Birmingham, AL	3.0	2.0	1353	$1,220	$0.90	43d	1	0.70mi
625 Lisa Ln Birmingham, AL	3.0	1.5	1700	$1,200	$0.71	19d	1	0.92mi
832 Meadowbrook Dr Birmingham, AL	3.0	2.0	1228	$1,225	$1.00	23d	1	0.93mi
1108 Hob Hill Rd Birmingham, AL	3.0	1.5	1646	$1,600	$0.97	16d	1	0.95mi
929 Meadowbrook Dr Birmingham, AL	3.0	2.0	1649	$1,200	$0.73	11d	1	1.05mi
945 Elizabeth Dr Birmingham, AL	3.0	1.0	1227	$1,125	$0.92	3d	1	1.10mi
921 Charles Ct Birmingham, AL	4.0	2.0	1529	$1,450	$0.95	43d	1	1.16mi
957 Hickory Cir Birmingham, AL	3.0	2.0	1364	$1,195	$0.88	3d	1	1.44mi
316 Pine St Birmingham, AL	3.0	1.0	1232	$1,100	$0.89	43d	1	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $134,900 Active 63 DOM
2. 2026-06-17
   days on market $134,900 Active 62 DOM
3. 2026-06-16
   days on market $134,900 Active 61 DOM
4. 2026-06-15
   days on market $134,900 Active 60 DOM
5. 2026-06-13
   days on market $134,900 Active 58 DOM
6. 2026-06-10
   days on market $134,900 Active 55 DOM
7. 2026-06-09
   days on market $134,900 Active 54 DOM
8. 2026-06-08
   days on market $134,900 Active 53 DOM
9. 2026-06-07
   days on market $134,900 Active 52 DOM
10. 2026-06-03
    days on market $134,900 Active 48 DOM
11. 2026-06-02
    days on market $134,900 Active 47 DOM
12. 2026-06-01
    days on market $134,900 Active 46 DOM
13. 2026-05-31
    days on market $134,900 Active 45 DOM
14. 2026-04-16
    listed $134,900 Active 750-char remark

    Show marketing remark (750 chars)

    Tenant Occupied!! New AC 10 YEAR WARRANTY! New Flooring! New Paint! Step into the inviting living room featuring new hardwood floors, where abundant natural light pours in through the large windows, creating a warm and welcoming atmosphere. Throughout the rest of the home, you'll find charming old hardwood floors that exude character and charm, adding to the timeless appeal of the residence. Unwind in the spacious master suite, complete with a private en-suite bathroom for added convenience and privacy. The two additional bedrooms are perfect for family members, guests, or as versatile spaces such as a home office or hobby room. Enjoy the convenience of a basement garage, providing secure parking and additional storage space for your belong

15. 2025-04-15
    price $109,900
16. 2025-03-06
    historical $1,400
17. 2025-02-12
    listed $1,400
18. 2025-02-11
    price $119,900
19. 2025-01-10
    price $129,900
20. 2024-06-19
    price $149,900
21. 2024-05-23
    price $145,000
22. 2024-04-23
    price $148,000
23. 2024-04-05
    historical $1,295
24. 2023-12-19
    listed $1,295
25. 2022-06-03
    soldstatus $114,000
26. 2022-05-31
    soldstatus $114,000 Sold
27. 2022-04-22
    historical Contingent
28. 2022-04-15
    listed $140,000 Active
29. 2019-01-04
    soldstatus $50,000
30. 2010-07-16
    soldstatus $61,000
31. 2000-06-09
    soldstatus $65,200

ⓘ 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: $2,024 · $169/mo
• Projected year-2 tax: $2,024 · $169/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 6/10 Major 7 d/yr ≥105°F today · 19 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: $16,267
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$3,924
• Taxable loss: −$515
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $1,787/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): 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

+106.9% since first listed

18 events — show timeline

• 2026-04-16 Listed $134,900 Greater Alabama MLS
• 2025-04-15 Price Changed $109,900 Greater Alabama MLS
• 2025-03-06 Rental Removed $1,400 Avail
• 2025-02-12 Listed for Rent $1,400 Avail
• 2025-02-11 Price Changed $119,900 Greater Alabama MLS
• 2025-01-10 Price Changed $129,900 Greater Alabama MLS
• 2024-06-19 Price Changed $149,900 Greater Alabama MLS
• 2024-05-23 Price Changed $145,000 Greater Alabama MLS
• 2024-04-23 Price Changed $148,000 Greater Alabama MLS
• 2024-04-05 Rental Removed $1,295 APPFOLIO
• 2023-12-19 Listed for Rent $1,295 APPFOLIO
• 2022-06-03 Sold (Public Records) $114,000 Public Records
• 2022-05-31 Sold (MLS) $114,000 Greater Alabama MLS
• 2022-04-22 Contingent — Greater Alabama MLS
• 2022-04-15 Listed $140,000 Greater Alabama MLS
• 2019-01-04 Sold (Public Records) $50,000 Public Records
• 2010-07-16 Sold (Public Records) $61,000 Public Records
• 2000-06-09 Sold (Public Records) $65,200 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,024 · +7.0% YoY. Source: county tax records.