1654 2nd St NW · Center Point, AL 35215

$94,900

3 bd · 2.0 ba · 2,592 sqft · SingleFamily public records · 144 Days on market

Built 1959 0.47 ac lot $37/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
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home has some hardwood floors. 3br, 1 bath, kitchen with open living room/dining room on main level. Basement has 2 rooms and kitchen area plus 1 bath and laundry.

Key facts

• Open living room
• Kitchen area
• Hardwood floors

Tags

• HARDWOOD FLOORS
• OPEN LIVING ROOM
• KITCHEN AREA
• LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 7.3% in Center Point — 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 63/100 on livability (#193 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A, housing A; Watch: crime D, schools F, amenities 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 (+3.0%/yr); 334 active listings in the ZIP; 4 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 34% 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 $656 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1959 — 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 D 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: 1.60% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.45%
• DSCR: 2.04
• GRM: 5.2

CMA / ARV

• ARV (median comp): $196,188
• List price: $94,900
• Delta: -51.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 16th Ave NW	0.28mi	4/2.0 (+1)	2,578 (-0%)	22mo	$220,000	$85	63
1640 2nd St NW	0.08mi	4/2.0 (+1)	2,794 (+8%)	20mo	$190,000	$68	62
1636 2nd St	0.09mi	4/2.5 (+1)	2,303 (-11%)	18mo	$234,000	$102	55
541 16th Ter NW	0.61mi	4/2.5 (+1)	2,316 (-11%)	2mo	$160,000	$69	45
1609 1st St NE	0.38mi	3/2.0	2,932 (+13%)	21mo	$141,000	$48	43
460 Tupelo Way	0.71mi	4/3.0 (+1)	2,624 (+1%)	18mo	$234,500	$89	41
1828 3rd Pl NE	0.70mi	3/3.0	2,454 (-5%)	23mo	$243,000	$99	35

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: 13.5%
• Equity multiple: 1.54×
• Total profit: $14,282
• Equity at exit: $14,150

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $50,996
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$140 /mo · $1,678/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $464

Break-even live

Break-even rent $927

Max offer price $94,900

Occupancy floor 64%

Sensitivity live

Price	-10% $517	-5% $490	+0% $464	+5% $437	+10% $410
Rent	-10% $344	-5% $404	+0% $464	+5% $523	+10% $583
Rate	-1.0pp $511	-0.5pp $488	base $464	+0.5pp $439	+1.0pp $414

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1736 6th St NW Center Point, AL	4.0	2.0	1830	$1,550	$0.85	44d	1	0.66mi
236 E Haven Dr Birmingham, AL	3.0	1.5	1926	$1,495	$0.78	12d	1	0.77mi
1317 Hatfield Ln Birmingham, AL	3.0	1.5	2028	$1,300	$0.64	24d	1	0.80mi
600 20th Ct NE Center Point, AL	3.0	2.0	1878	$1,650	$0.88	24d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $94,900 Active 144 DOM
2. 2026-06-17
   days on market $94,900 Active 143 DOM
3. 2026-06-16
   days on market $94,900 Active 142 DOM
4. 2026-06-15
   price $94,900 Active 141 DOM
5. 2026-06-15
   days on market $99,900 Active 141 DOM
6. 2026-06-13
   days on market $99,900 Active 139 DOM
7. 2026-06-10
   days on market $99,900 Active 136 DOM
8. 2026-06-09
   days on market $99,900 Active 135 DOM
9. 2026-06-08
   days on market $99,900 Active 134 DOM
10. 2026-06-07
    days on market $99,900 Active 133 DOM
11. 2026-06-03
    days on market $99,900 Active 129 DOM
12. 2026-06-02
    days on market $99,900 Active 128 DOM
13. 2026-06-01
    days on market $99,900 Active 127 DOM
14. 2026-05-31
    days on market $99,900 Active 126 DOM
15. 2026-04-15
    price $99,900 163-char remark

    Show marketing remark (163 chars)

    Home has some hardwood floors. 3br, 1 bath, kitchen with open living room/dining room on main level. Basement has 2 rooms and kitchen area plus 1 bath and laundry.

16. 2026-01-22
    listed $109,900 Active 163-char remark

    Show marketing remark (163 chars)

    Home has some hardwood floors. 3br, 1 bath, kitchen with open living room/dining room on main level. Basement has 2 rooms and kitchen area plus 1 bath and laundry.

17. 2025-12-11
    soldstatus $297,550
18. 2018-02-27
    soldstatus $1,428,250
19. 2015-02-09
    soldstatus $38,000 307-char remark

    Show marketing remark (307 chars)

    REDUCED! Great home with lots of potential. Hardwood floors and featuring a finished basement with 2nd kitchen, den, bonus room and a full bath. 3 bedrooms and 1 full bath on main level with spacious living room and separate dining room. This is a FannieMae Homepath property. Right of redemption may apply.

20. 2014-10-27
    listed $39,900 307-char remark

    Show marketing remark (307 chars)

    REDUCED! Great home with lots of potential. Hardwood floors and featuring a finished basement with 2nd kitchen, den, bonus room and a full bath. 3 bedrooms and 1 full bath on main level with spacious living room and separate dining room. This is a FannieMae Homepath property. Right of redemption may apply.

ⓘ 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: $1,678 · $140/mo
• Projected year-2 tax: $1,678 · $140/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 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: $18,171
• − Mortgage interest: −$5,316
• − Property taxes: −$1,678
• − Insurance: −$1,141
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$2,761
• Taxable income: $4,368
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $4,515/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 — Center Point

• Score: 63/100
• State rank: #193
• US rank: #15671

Category grades

Amenities F Commute A Cost of living A+ Crime D Employment F Housing A Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Point, AL
• County: Jefferson County · 527,445 people
• City population: 43,903
• 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

+150.4% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $99,900 Greater Alabama MLS
• 2026-01-22 Listed $109,900 Greater Alabama MLS
• 2025-12-11 Sold (Public Records) $297,550 Public Records
• 2018-02-27 Sold (Public Records) $1,428,250 Public Records
• 2015-02-09 Sold (MLS) $38,000 Greater Alabama MLS
• 2014-10-27 Listed $39,900 Greater Alabama MLS

Property tax history

+4.1%/yr

Latest (2025): $1,678 · +7.0% YoY. Source: county tax records.