2209 Old Alton Rd · Birmingham, AL 35210

$89,900

3 bd · 1.0 ba · 946 sqft · SingleFamily public records · 168 Days on market

Built 1950 Fair condition 0.30 ac lot $95/sqft · 46% below area Est $168k · 46% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this quaint 2-bedroom, 1 bathroom home in Irondale! Located in a quiet area, this cutie has a covered front porch, carport, large living room, new granite counters and flooring, fresh paint and lots more!!

Key facts

• 0.3 acre lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: Irondale Community School (math 6% / reading 32%, grade F, #478 of 627 statewide, top 76%, 450 students, 50% FRL); Irondale Middle School (math 2% / reading 35%, grade F, #195 of 257 statewide, top 76%, 467 students, 58% FRL); Shades Valley High School (math 29% / reading 39%, grade F, #53 of 305 statewide, top 18%, 1,200 students, 68% FRL) — zoned schools average 59% FRL vs 82% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 126 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/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 $622 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 + 4.2% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.12% ✓
• Cap rate: 18.38%
• Cash-on-cash: 43.18%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $167,713
• List price: $89,900
• Delta: -46.40%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2179 Mountain View Rd	1.32mi	3/1.0	1,008 (+7%)	6mo	$175,000	$174	49
5012 Lincoln Ave	0.51mi	3/1.0	1,127 (+19%)	3mo	$31,500	$28	48
2143 Old Alton Rd	0.14mi	2/1.0 (-1)	767 (-19%)	19mo	$37,000	$48	48
2630 Clayton St	1.21mi	3/2.0	868 (-8%)	0mo	$113,000	$130	47
2630 Clayton St	1.21mi	2/1.0 (-1)	868 (-8%)	6mo	$41,250	$48	41
5850 Lakeview Cir	1.29mi	2/1.0 (-1)	1,008 (+7%)	14mo	$176,000	$175	38
5920 Creekwood Rd	1.38mi	3/2.0	1,180 (+25%)	2mo	$204,000	$173	34
4004 Rock Ridge Rd	0.78mi	3/1.0	1,138 (+20%)	9mo	$256,000	$225	32
5835 Lakeview Cir	1.28mi	3/1.0	1,032 (+9%)	22mo	$190,620	$185	32
5855 Lakeview Cir	1.31mi	3/1.0	1,032 (+9%)	27mo	$203,000	$197	30
5901 Creekwood Rd	1.32mi	3/1.0	1,082 (+14%)	19mo	$180,000	$166	26

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 2.80×
• Total profit: $45,425
• Equity at exit: $13,404

10-year hold

• IRR: 48.1%
• Equity multiple: 5.91×
• Total profit: $123,516
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35210

• Home prices YoY: -32.2%
• Rents YoY: 4.2%
• Active inventory: 126
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $906

Break-even live

Break-even rent $758

Max offer price $89,900

Occupancy floor 47%

Sensitivity live

Price	-10% $957	-5% $931	+0% $906	+5% $880	+10% $855
Rent	-10% $755	-5% $831	+0% $906	+5% $981	+10% $1,056
Rate	-1.0pp $951	-0.5pp $929	base $906	+0.5pp $882	+1.0pp $859

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-23
   days on market $89,900 Active 168 DOM
2. 2026-09-22
   days on market $89,900 Active 167 DOM
3. 2026-09-21
   days on market $89,900 Active 166 DOM
4. 2026-09-20
   days on market $89,900 Active 165 DOM
5. 2026-09-19
   days on market $89,900 Active 164 DOM
6. 2026-09-18
   days on market $89,900 Active 163 DOM
7. 2026-09-17
   days on market $89,900 Active 162 DOM
8. 2026-09-16
   days on market $89,900 Active 161 DOM
9. 2026-09-15
   days on market $89,900 Active 160 DOM
10. 2026-09-14
    days on market $89,900 Active 159 DOM
11. 2026-09-13
    days on market $89,900 Active 158 DOM
12. 2026-09-12
    days on market $89,900 Active 157 DOM
13. 2026-09-11
    remarks 232-char remark
14. 2026-09-11
    days on market $89,900 Active 156 DOM
15. 2026-09-05
    days on market $89,900 Active 150 DOM
16. 2026-09-04
    days on market $89,900 Active 149 DOM
17. 2026-09-03
    days on market $89,900 Active 148 DOM
18. 2026-08-31
    days on market $89,900 Active 145 DOM
19. 2026-08-30
    days on market $89,900 Active 144 DOM
20. 2026-08-28
    days on market $89,900 Active 142 DOM
21. 2026-08-27
    days on market $89,900 Active 141 DOM
22. 2026-08-26
    days on market $89,900 Active 140 DOM
23. 2026-08-25
    days on market $89,900 Active 139 DOM
24. 2026-08-24
    days on market $89,900 Active 138 DOM
25. 2026-08-23
    days on market $89,900 Active 137 DOM
26. 2026-08-22
    days on market $89,900 Active 136 DOM
27. 2026-08-21
    days on market $89,900 Active 135 DOM
28. 2026-08-20
    days on market $89,900 Active 134 DOM
29. 2026-08-19
    status $89,900 Active 133 DOM
30. 2026-08-19
    days on market $89,900 Contingent 133 DOM
31. 2026-08-18
    days on market $89,900 Contingent 132 DOM
32. 2026-08-17
    days on market $89,900 Contingent 131 DOM
33. 2026-08-16
    days on market $89,900 Contingent 130 DOM
34. 2026-08-15
    days on market $89,900 Contingent 129 DOM
35. 2026-08-14
    days on market $89,900 Contingent 128 DOM
36. 2026-08-13
    days on market $89,900 Contingent 127 DOM
37. 2026-08-12
    days on market $89,900 Contingent 126 DOM
38. 2026-08-11
    days on market $89,900 Contingent 125 DOM
39. 2026-08-10
    days on market $89,900 Contingent 124 DOM
40. 2026-08-09
    days on market $89,900 Contingent 123 DOM
41. 2026-08-08
    days on market $89,900 Contingent 122 DOM
42. 2026-08-07
    statusdays on market $89,900 Contingent 121 DOM
43. 2026-08-06
    days on market $89,900 Active 120 DOM
44. 2026-08-05
    days on market $89,900 Active 119 DOM
45. 2026-08-04
    days on market $89,900 Active 118 DOM
46. 2026-08-03
    days on market $89,900 Active 117 DOM
47. 2026-07-31
    pricedays on market $89,900 Active 114 DOM
48. 2026-07-30
    days on market $99,900 Active 112 DOM
49. 2026-07-28
    days on market $99,900 Active 111 DOM
50. 2026-07-26
    days on market $99,900 Active 109 DOM

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,079 · $90/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 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,854
• − Mortgage interest: −$5,036
• − Property taxes: −$1,079
• − Insurance: −$450
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$2,615
• Taxable income: $10,018
• Est. tax owed @ 24.0%: −$2,404
• After-tax cash flow: $8,465/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $23,650–$42,570 screening

This home requires significant exterior and interior repairs, including a new roof and repainting, to improve its condition and value.

Components & finishes AI

Roof metal

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Aged appearance
• Major flooring — Worn carpet
• Major paint — Faded and uneven

Value-add opportunities

• Both painting and repainting — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both new flooring — New carpet or hardwood flooring improves living space quality ↑
• Both roof replacement — A new roof ensures long-term durability and enhances property value ↑
• Both HVAC system upgrade — Modern HVAC system improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Irondale Community School F AL #478/627 Nat'l #34,564/41,679 Middle Irondale Middle School F AL #195/257 Nat'l #12,017/14,009 High Shades Valley High School F AL #53/305 Nat'l #10,121/17,239

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

C Composite livability gradescore 67/100

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 · 669,185 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 13,775
• Household income: $73,061
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Arabic 1% Russian/Polish/Slavic 1%

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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: ▼ -109.03%
• Current HPI: 230.033
• Rent YoY: ▲ 4.18%
• Metro: Birmingham-Hoover, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+14.2% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $99,900 Greater Alabama MLS
• 2026-05-21 Price Changed $105,900 Greater Alabama MLS
• 2026-04-08 Listed $107,900 Greater Alabama MLS
• 2019-11-05 Sold (Public Records) $339,650 Public Records
• 2018-11-16 Sold (Public Records) $87,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,079 · +0.0% YoY. Source: county tax records.