3220 33rd St N · Birmingham, AL 35207

$95,000

4 bd · 2.0 ba · 2,064 sqft · SingleFamily public records · 377 Days on market

Built 1952 0.30 ac lot $46/sqft · 11% below area Est $107k · 11% under ↓ 5% since listing

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Why this score? — see what drove the A- 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 +12.4/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• 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

NEED INTERIOR UPDATE: TO BE SOLD "AS IS"

Key facts

• 0.3 acre lot
• Parking
• Built 1952

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-66 ($-791/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (12.3% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $83k (12.3% below list) — sets the bar for cash-flow.
• Cap rate 10.8% 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-, schools F, crime 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.
• Market conditions: 42 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• It's been on market 377 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1952 — 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,356 (12.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 377 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.41% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.27%
• DSCR: 1.72
• GRM: 5.9

CMA / ARV

• ARV (median comp): $106,627
• List price: $95,000
• Delta: -10.90%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $47,851
• Equity at exit: $85,584

10-year hold

• IRR: 20.1%
• Equity multiple: 6.44×
• Total profit: $144,830
• 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: 5.9×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$498
• Tax from tax record: −$163 /mo · $1,956/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-66

Break-even live

Break-even rent $1,427

Max offer price $83,356

Occupancy floor 100%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 34th St N Birmingham, AL	4.0	2.0	1556	$1,100	$0.71	43d	1	0.30mi
1720 34th Pl N Birmingham, AL	3.0	3.0	1861	$2,200	$1.18	1d	1	0.89mi
2223 28th St N Birmingham, AL	4.0	2.0	1836	$1,300	$0.71	43d	1	0.97mi
3601 Norwood Blvd Birmingham, AL	3.0	2.0	1558	$1,323	$0.85	2d	1	1.15mi
1303 Main St Birmingham, AL	4.0	2.0	1432	$1,300	$0.91	43d	1	1.24mi
2108 25th St N Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	43d	1	1.25mi
1319 31st St N Birmingham, AL	3.0	2.0	2074	$1,345	$0.65	21d	1	1.27mi
3823 43rd Ave N Birmingham, AL	3.0	2.0	1500	$1,200	$0.80	23d	1	1.29mi
3823 43rd Ave N Birmingham, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	1.29mi

Listing history 15 events

1. 2026-06-18
   days on market $95,000 Active 377 DOM
2. 2026-06-17
   days on market $95,000 Active 376 DOM
3. 2026-06-16
   days on market $95,000 Active 375 DOM
4. 2026-06-15
   days on market $95,000 Active 374 DOM
5. 2026-06-13
   days on market $95,000 Active 372 DOM
6. 2026-06-10
   days on market $95,000 Active 369 DOM
7. 2026-06-09
   days on market $95,000 Active 368 DOM
8. 2026-06-08
   days on market $95,000 Active 367 DOM
9. 2026-06-07
   days on market $95,000 Active 366 DOM
10. 2026-06-03
    days on market $95,000 Active 362 DOM
11. 2026-06-02
    days on market $95,000 Active 361 DOM
12. 2026-06-01
    days on market $95,000 Active 360 DOM
13. 2026-05-31
    days on market $95,000 Active 359 DOM
14. 2025-12-31
    price $95,000 50-char remark

    Show marketing remark (50 chars)

    NEED INTERIOR UPDATE: TO BE SOLD "AS IS"

15. 2025-05-09
    listed $99,900 Active 50-char remark

    Show marketing remark (50 chars)

    NEED INTERIOR UPDATE: TO BE SOLD "AS IS"

ⓘ 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: $1,956 · $163/mo
• Projected year-2 tax: $1,956 · $163/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 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 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: $16,123
• − Mortgage interest: −$5,321
• − Property taxes: −$1,956
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,764
• Taxable loss: −$2,092
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $-289/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

-4.9% since first listed

2 events — show timeline

• 2025-12-31 Price Changed $95,000 Greater Alabama MLS
• 2025-05-09 Listed $99,900 Greater Alabama MLS

Property tax history

+5.8%/yr

Latest (2025): $1,956 · +0.0% YoY. Source: county tax records.