1525 Matt Leonard Dr SW · Birmingham, AL 35211

$99,500

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 62 Days on market

Built 1963 7,840 sqft lot Est $114k · 13% 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 +27.3/30.0
• ARV discount +13.3/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full brick home with flat backyard. Handicapped accessible. Spacious kitchen . Patio overlooking the fenced yard. This property is part of a rental portfolio. SERIOUS INQUIRIES ONLY. 1525 Matt Leonard Dr is or was rented for $825 per month. This is part of a BULK SALE. Package total list price is $370,000. The following MLS numbers are a part of this package. MLS 869182, 869183, 869184, 869185, 869186, 869181

Key facts

• 7,840 sq ft lot
• Built 1963
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Oxmoor K5 (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 478 students, 85% FRL); Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents soft (-0.0%/yr); 152 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 42% of the median local income ($35k/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 $688 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1963 — 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: 1.24% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $114,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 Matt Leonard Dr SW	0.00mi	3/1.0	1,142 (0%)	2mo	$99,500	$87	98
1812 15th St SW	0.34mi	3/2.0	1,109 (-3%)	1mo	$117,000	$106	75
1448 Matt Leonard Dr SW	0.12mi	3/3.0	1,053 (-8%)	6mo	$206,000	$196	69
1625 Pine Ave	0.23mi	2/1.0 (-1)	1,062 (-7%)	7mo	$15,000	$14	67
1920 SW 15th Way	0.25mi	3/2.0	972 (-15%)	7mo	$97,000	$100	54
1729 Cedar Ave SW	0.63mi	3/2.0	1,200 (+5%)	9mo	$265,000	$221	51
1641 17th Pl SW	0.60mi	3/1.0	1,010 (-12%)	8mo	$80,000	$79	46
1641 18th St SW	0.71mi	3/1.0	1,035 (-9%)	13mo	$125,000	$121	41
1808 Henry Crumpton Dr	0.60mi	4/1.0 (+1)	1,280 (+12%)	21mo	$50,000	$39	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,385
• Equity at exit: $14,836

10-year hold

• IRR: 4.8%
• Equity multiple: 1.30×
• Total profit: $8,495
• Equity at exit: $8,603

Cash invested: $27,860 (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 35211

• Rents YoY: -0.0%
• Active inventory: 152
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$522
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $288

Break-even live

Break-even rent $871

Max offer price $99,500

Occupancy floor 72%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	23d	1	0.54mi
1845 Henry Crumpton Dr Birmingham, AL	3.0	1.0	1000	$895	$0.90	3d	1	0.67mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	21d	1	0.73mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	11d	1	0.73mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	43d	1	0.77mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	43d	1	0.78mi
2432 Ishkooda Rd SW Birmingham, AL	3.0	1.0	1075	$1,150	$1.07	43d	1	0.79mi
2005 Henry Crumpton Dr Birmingham, AL	4.0	2.0	1377	$1,300	$0.94	43d	1	0.82mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	23d	1	0.91mi
2005 Snavely Ave SW Birmingham, AL	3.0	2.0	1380	$1,150	$0.83	43d	1	0.94mi
80 W Oxmoor Rd Birmingham, AL	1.0–3.0	1.0–2.0	1074	$2,839	$2.64	1d	19	0.98mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	23d	1	1.05mi
218 Olympia Dr Homewood, AL	1.0–3.0	1.0–2.5	958	$1,659	$1.73	1d	33	1.05mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	16d	1	1.07mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	23d	1	1.10mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	43d	1	1.14mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	1.16mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	43d	1	1.17mi
2113 Rambow Ave SW Birmingham, AL	2.0	1.0	838	$1,250	$1.49	43d	1	1.18mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	3d	1	1.18mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	43d	1	1.24mi
1256 15th St SW Birmingham, AL	3.0	1.0	1206	$1,300	$1.08	3d	1	1.29mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	19d	1	1.30mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	2d	1	1.30mi
401 Skyview Dr Birmingham, AL	2.0	1.0	864	$950	$1.10	43d	1	1.33mi
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	43d	1	1.34mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	2d	1	1.37mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	23d	1	1.41mi
1136 15th St SW Birmingham, AL	4.0	2.0	1296	$1,395	$1.08	23d	1	1.42mi
914 21st St SW Birmingham, AL	3.0	1.0	784	$1,200	$1.53	21d	1	1.43mi

Listing history 17 events

1. 2026-03-17
   status Pending
2. 2026-02-19
   price $99,500
3. 2026-01-14
   listed $119,000 Active
4. 2026-01-05
   historical $1,050
5. 2025-12-16
   listed $1,050
6. 2025-10-09
   historical $1,050
7. 2025-09-19
   price $1,050
8. 2025-07-03
   listed $1,150
9. 2022-05-30
   price $850
10. 2020-08-03
    soldstatus $364,199
11. 2020-01-10
    soldstatus $54,400 Sold 412-char remark

    Show marketing remark (412 chars)

    Full brick home with flat backyard. Handicapped accessible. Spacious kitchen . Patio overlooking the fenced yard. This property is part of a rental portfolio. SERIOUS INQUIRIES ONLY. 1525 Matt Leonard Dr is or was rented for $825 per month. This is part of a BULK SALE. Package total list price is $370,000. The following MLS numbers are a part of this package. MLS 869182, 869183, 869184, 869185, 869186, 869181

12. 2020-01-10
    soldstatus $321,000

    Show marketing remark (412 chars)

    Full brick home with flat backyard. Handicapped accessible. Spacious kitchen . Patio overlooking the fenced yard. This property is part of a rental portfolio. SERIOUS INQUIRIES ONLY. 1525 Matt Leonard Dr is or was rented for $825 per month. This is part of a BULK SALE. Package total list price is $370,000. The following MLS numbers are a part of this package. MLS 869182, 869183, 869184, 869185, 869186, 869181

13. 2020-01-09
    status Pending 412-char remark

    Show marketing remark (412 chars)

    Full brick home with flat backyard. Handicapped accessible. Spacious kitchen . Patio overlooking the fenced yard. This property is part of a rental portfolio. SERIOUS INQUIRIES ONLY. 1525 Matt Leonard Dr is or was rented for $825 per month. This is part of a BULK SALE. Package total list price is $370,000. The following MLS numbers are a part of this package. MLS 869182, 869183, 869184, 869185, 869186, 869181

14. 2019-12-05
    listed $60,000 Active 412-char remark

    Show marketing remark (412 chars)

    Full brick home with flat backyard. Handicapped accessible. Spacious kitchen . Patio overlooking the fenced yard. This property is part of a rental portfolio. SERIOUS INQUIRIES ONLY. 1525 Matt Leonard Dr is or was rented for $825 per month. This is part of a BULK SALE. Package total list price is $370,000. The following MLS numbers are a part of this package. MLS 869182, 869183, 869184, 869185, 869186, 869181

15. 2018-06-18
    soldstatus $23,000 Sold 251-char remark

    Show marketing remark (251 chars)

    Four side brick home with flat backyard that is fully fenced in. Home is handicapped accessible. The kitchen is very open and has lots of space. Nice open patio overlooking the fenced in yard. This is perfect to play with kids or animals and relaxing.

16. 2018-05-12
    historical 251-char remark

    Show marketing remark (251 chars)

    Four side brick home with flat backyard that is fully fenced in. Home is handicapped accessible. The kitchen is very open and has lots of space. Nice open patio overlooking the fenced in yard. This is perfect to play with kids or animals and relaxing.

17. 2018-05-10
    listed $23,000 Active 251-char remark

    Show marketing remark (251 chars)

    Four side brick home with flat backyard that is fully fenced in. Home is handicapped accessible. The kitchen is very open and has lots of space. Nice open patio overlooking the fenced in yard. This is perfect to play with kids or animals and relaxing.

ⓘ 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: $1,495 · $125/mo
• Projected year-2 tax: $1,495 · $125/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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,822
• − Mortgage interest: −$5,574
• − Property taxes: −$1,495
• − Insurance: −$498
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,895
• Taxable income: $1,990
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,978/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): 24,924
• Household income: $34,884
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2161.0

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 (77%)
• Race & ethnicity: Black 77% White 10% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% 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: ▼ -49.29%
• Current HPI: 91.2903
• Rent YoY: ▬ -0.01%
• 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

+332.6% since first listed

17 events — show timeline

• 2026-03-17 Pending — Greater Alabama MLS
• 2026-02-19 Price Changed $99,500 Greater Alabama MLS
• 2026-01-14 Listed $119,000 Greater Alabama MLS
• 2026-01-05 Rental Removed $1,050 RENTLY
• 2025-12-16 Listed for Rent $1,050 RENTLY
• 2025-10-09 Rental Removed $1,050 RENTLY
• 2025-09-19 Price Changed $1,050 RENTLY
• 2025-07-03 Listed for Rent $1,150 RENTLY
• 2022-05-30 Price Changed $850 RENT.
• 2020-08-03 Sold (Public Records) $364,199 Public Records
• 2020-01-10 Sold (Public Records) $321,000 Public Records
• 2020-01-10 Sold (MLS) $54,400 Greater Alabama MLS
• 2020-01-09 Pending — Greater Alabama MLS
• 2019-12-05 Listed $60,000 Greater Alabama MLS
• 2018-06-18 Sold (MLS) $23,000 Greater Alabama MLS
• 2018-05-12 Delisted — Greater Alabama MLS
• 2018-05-10 Listed $23,000 Greater Alabama MLS

Property tax history

+4.5%/yr

Latest (2025): $1,495 · +0.0% YoY. Source: county tax records.