3221 25th St N · Birmingham, AL 35207

$95,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 7 Days on market

Built 1985 6,969 sqft lot

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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 +23.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

CHECK OUT THIS GREAT STARTER HOME, INVESTOR OR RENTAL PROPERTY. 3BR 2 FULL BATHS, EAT IN KITCHEN, LAUNDRY ROOM AND NEW HVAC. HOME IS BEING SOLD AS IS. COME TAKE A LOOK

Key facts

• Functional layout
• Newer hvac system
• 6,969 sq ft lot

Tags

• SPACIOUS EAT-IN KITCHEN
• DEDICATED LAUNDRY ROOM
• NEWER HVAC SYSTEM
• FUNCTIONAL LAYOUT
• RECENT MODERN UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $95k).
• Cap rate 8.5% 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: Hudson Keight School (math 0% / reading 7%, grade F, #627 of 627 statewide, top 100%, 633 students, 94% FRL); George Washington Carver High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 531 students, 87% FRL).
• Market conditions: 42 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); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $64k; 50% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $57,024
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2129 N 30th Ave	0.36mi	3/1.5	1,042 (-1%)	9mo	$45,000	$43	72
2312 32nd Ave	0.16mi	3/2.0	1,102 (+4%)	12mo	$159,000	$144	71
2700 24th St	0.42mi	3/1.0	1,056 (0%)	20mo	$82,500	$78	64
3120 24th St	0.13mi	3/1.0	925 (-12%)	15mo	$50,000	$54	61
2115 32nd Ave N	0.33mi	3/2.0	1,144 (+8%)	17mo	$99,000	$87	52
1925 33rd Ave N	0.47mi	3/1.0	1,156 (+10%)	17mo	$32,000	$28	48
2808 38th Ave N	0.49mi	3/2.0	1,176 (+11%)	11mo	$20,000	$17	45
2418 Finley Blvd	0.59mi	3/1.0	1,144 (+8%)	20mo	$50,000	$44	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 3.37×
• Total profit: $63,062
• Equity at exit: $85,584

10-year hold

• IRR: 26.1%
• Equity multiple: 7.65×
• Total profit: $176,763
• Equity at exit: $184,564

Cash invested: $26,600 (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 35207

• Home prices YoY: 18.7%
• Active inventory: 42
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $996 high
• Mortgage (P&I): −$498
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $178

Break-even live

Break-even rent $770

Max offer price $95,000

Occupancy floor 77%

Sensitivity live

Price	-10% $232	-5% $205	+0% $178	+5% $151	+10% $124
Rent	-10% $99	-5% $139	+0% $178	+5% $217	+10% $257
Rate	-1.0pp $226	-0.5pp $202	base $178	+0.5pp $153	+1.0pp $128

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2129 30th Ave N Birmingham, AL	3.0	1.0	1042	$1,000	$0.96	44d	1	0.37mi
2015 36th Ave N Birmingham, AL	3.0	1.0	1468	$1,190	$0.81	24d	1	0.49mi
1721 35th Ave N Birmingham, AL	2.0	1.0	1184	$875	$0.74	44d	1	0.70mi
3016 33rd Ct N Birmingham, AL	3.0	1.0	1012	$1,100	$1.09	44d	1	0.70mi
1709 36th Ave N Birmingham, AL	3.0	1.0	970	$1,350	$1.39	44d	1	0.72mi
2129 30th Pl N Birmingham, AL	3.0	1.0	1042	$1,000	$0.96	24d	1	0.74mi
1625 29th Ave N Birmingham, AL	3.0	2.0	1140	$1,200	$1.05	16d	1	0.80mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	11d	1	0.95mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	3d	1	0.95mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	2d	1	0.95mi
2108 25th St N Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	44d	1	0.96mi
2300 21st Ave N Birmingham, AL	2.0	1.0	700	$880	$1.26	44d	2	0.99mi
2608 20th Ave N Unit 5 Birmingham, AL	2.0	1.0	750	$875	$1.17	44d	1	1.01mi
2608 20th Ave N Birmingham, AL	2.0	1.0	750	$895	$1.19	44d	1	1.01mi
2000 Stouts Rd Birmingham, AL	2.0	1.0	700	$880	$1.26	44d	2	1.07mi
2400 19th Ave N Unit B Birmingham, AL	2.0	1.0	750	$850	$1.13	22d	1	1.09mi
2212 20th St N Birmingham, AL	3.0	1.0	1141	$895	$0.78	44d	1	1.13mi
1911 19th Ct N Apt 1 Birmingham, AL	2.0	1.0	750	$845	$1.13	12d	1	1.18mi
1917 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	1.22mi
2012 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	11d	1	1.22mi
2010 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	11d	1	1.22mi
2004 18th Pl N Unit 2004 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	1.22mi
1994 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	1.22mi
3373 33rd Pl N Birmingham, AL	3.0	1.0	912	$1,150	$1.26	4d	1	1.23mi
1954 18th Pl N Birmingham, AL	2.0	1.0	900	$975	$1.08	44d	1	1.23mi
1940 18th Pl N Unit 1940 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	1.23mi
1938 18th Pl N Unit 1938 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	1.23mi
3732 4th St W Birmingham, AL	4.0	1.0	1185	$900	$0.76	44d	1	1.23mi
1909 18th St N Unit 1909 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	1.25mi
1906 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	1.27mi
3376 34th St N Birmingham, AL	3.0	1.0	928	$1,200	$1.29	12d	1	1.27mi
3376 34th St N Birmingham, AL	3.0	2.0	928	$1,200	$1.29	24d	1	1.27mi
3001 Norwood Blvd Birmingham, AL	2.0	2.0	1092	$1,500	$1.37	4d	1	1.28mi
3417 4th St W Birmingham, AL	3.0	2.0	1275	$1,000	$0.78	44d	1	1.33mi
1576 20th St N Apt D Birmingham, AL	2.0	1.0	900	$725	$0.81	44d	1	1.37mi
1742 17th St N Unit 2 Birmingham, AL	3.0	2.0	1300	$1,500	$1.15	16d	1	1.40mi
3311 16th Ave N Unit 3321 Birmingham, AL	2.0	1.0	750	$850	$1.13	24d	1	1.41mi
3311 16th Ave N Unit 3317 Birmingham, AL	2.0	1.0	750	$850	$1.13	44d	1	1.41mi
3311 16th Ave N Unit 3323 Birmingham, AL	2.0	1.0	750	$850	$1.13	2d	1	1.41mi
424 34th Ave W Birmingham, AL	3.0	2.0	969	$1,050	$1.08	24d	1	1.42mi

Listing history 6 events

1. 2025-08-06
   status Pending
2. 2025-07-30
   listed $95,000 Active
3. 2023-04-10
   soldstatus $63,500
4. 2023-04-06
   soldstatus $63,500 Sold 167-char remark

   Show marketing remark (167 chars)

   CHECK OUT THIS GREAT STARTER HOME, INVESTOR OR RENTAL PROPERTY. 3BR 2 FULL BATHS, EAT IN KITCHEN, LAUNDRY ROOM AND NEW HVAC. HOME IS BEING SOLD AS IS. COME TAKE A LOOK

5. 2023-03-15
   historical Contingent 167-char remark

   Show marketing remark (167 chars)

   CHECK OUT THIS GREAT STARTER HOME, INVESTOR OR RENTAL PROPERTY. 3BR 2 FULL BATHS, EAT IN KITCHEN, LAUNDRY ROOM AND NEW HVAC. HOME IS BEING SOLD AS IS. COME TAKE A LOOK

6. 2023-03-13
   listed $63,500 Active 167-char remark

   Show marketing remark (167 chars)

   CHECK OUT THIS GREAT STARTER HOME, INVESTOR OR RENTAL PROPERTY. 3BR 2 FULL BATHS, EAT IN KITCHEN, LAUNDRY ROOM AND NEW HVAC. HOME IS BEING SOLD AS IS. COME TAKE A LOOK

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $850 · $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 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,948
• − Mortgage interest: −$5,321
• − Property taxes: −$850
• − Insurance: −$475
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,764
• Taxable income: $627
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $1,986/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
• City population: 210,422
• Population (ZIP): 6,824

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 (86%)
• Race & ethnicity: Black 86% White 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 1% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% 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: ▲ 35.95%
• Current HPI: 228.5664
• Rent YoY: —
• Metro: —
• 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

+49.6% since first listed

6 events — show timeline

• 2025-08-06 Pending — Greater Alabama MLS
• 2025-07-30 Listed $95,000 Greater Alabama MLS
• 2023-04-10 Sold (Public Records) $63,500 Public Records
• 2023-04-06 Sold (MLS) $63,500 Greater Alabama MLS
• 2023-03-15 Contingent — Greater Alabama MLS
• 2023-03-13 Listed $63,500 Greater Alabama MLS

Property tax history

+8.3%/yr

Latest (2025): $850 · -1.8% YoY. Source: county tax records.