105 Riverside Dr · Birmingham, AL 35023

$37,800

2 bd · 1.0 ba · 693 sqft · SingleFamily public records · 147 Days on market

Built 1948 5,227 sqft lot $55/sqft · 52% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Are you looking for your weekend get away close to the River? Well look no more, this is the one for you. Check out this property with Living room, kitchen, 2 bedrooms, 1 full bath and laundry room. Grab it before it gets gone.

Key facts

• 5,227 sq ft lot
• Built 1948
• Listed 147 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.7% 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-, schools F, crime 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 (+1.6%/yr); 250 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $34 of equity ($261 loan paydown + $-227 appreciation (-0.6% 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 (-0.6% appreciation + 1.6% rent growth), your $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $38k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $33,264 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.85% ✓
• Cap rate: 25.67%
• Cash-on-cash: 69.22%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (median comp): $78,192
• List price: $37,800
• Delta: -51.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.79×
• Total profit: $8,325
• Equity at exit: $9,855

10-year hold

• IRR: 20.8%
• Equity multiple: 3.01×
• Total profit: $21,240
• Equity at exit: $10,986

Cash invested: $10,584 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 250
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$198
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$16
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $184

Break-even live

Break-even rent $846

Max offer price $37,800

Occupancy floor 78%

Sensitivity live

Price	-10% $205	-5% $195	+0% $184	+5% $173	+10% $163
Rent	-10% $99	-5% $141	+0% $184	+5% $227	+10% $269
Rate	-1.0pp $203	-0.5pp $194	base $184	+0.5pp $174	+1.0pp $164

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: $9,450
• Closing costs: $1,134
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $37,800 Active 147 DOM
2. 2026-06-17
   days on market $37,800 Active 146 DOM
3. 2026-06-16
   days on market $37,800 Active 145 DOM
4. 2026-06-15
   days on market $37,800 Active 144 DOM
5. 2026-06-13
   days on market $37,800 Active 142 DOM
6. 2026-06-10
   days on market $37,800 Active 139 DOM
7. 2026-06-09
   days on market $37,800 Active 138 DOM
8. 2026-06-08
   days on market $37,800 Active 137 DOM
9. 2026-06-07
   days on market $37,800 Active 136 DOM
10. 2026-06-03
    days on market $37,800 Active 132 DOM
11. 2026-06-02
    remarks 258-char remark
12. 2026-06-02
    pricedays on market $37,800 Active 131 DOM
13. 2026-06-01
    days on market $39,800 Active 130 DOM
14. 2026-05-31
    days on market $39,800 Active 129 DOM
15. 2026-04-25
    price $39,800 227-char remark

    Show marketing remark (227 chars)

    Are you looking for your weekend get away close to the River? Well look no more, this is the one for you. Check out this property with Living room, kitchen, 2 bedrooms, 1 full bath and laundry room. Grab it before it gets gone.

16. 2026-02-26
    price $41,900 227-char remark

    Show marketing remark (227 chars)

    Are you looking for your weekend get away close to the River? Well look no more, this is the one for you. Check out this property with Living room, kitchen, 2 bedrooms, 1 full bath and laundry room. Grab it before it gets gone.

17. 2026-01-20
    listed $44,100 Active 227-char remark

    Show marketing remark (227 chars)

    Are you looking for your weekend get away close to the River? Well look no more, this is the one for you. Check out this property with Living room, kitchen, 2 bedrooms, 1 full bath and laundry room. Grab it before it gets gone.

18. 1991-05-03
    soldstatus $10,000

ⓘ 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: $333 · $28/mo
• Projected year-2 tax: $333 · $28/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,945
• − Mortgage interest: −$2,117
• − Property taxes: −$333
• − Insurance: −$5,308
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$1,100
• Taxable income: $2,016
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $1,724/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 — 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

• County: Jefferson County · 527,445 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 247.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% 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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

+298.0% since first listed

4 events — show timeline

• 2026-04-25 Price Changed $39,800 Greater Alabama MLS
• 2026-02-26 Price Changed $41,900 Greater Alabama MLS
• 2026-01-20 Listed $44,100 Greater Alabama MLS
• 1991-05-03 Sold (Public Records) $10,000 Public Records

Property tax history

+2.5%/yr

Latest (2020): $333 · +0.0% YoY. Source: county tax records.