112 West Grn #112 · Vestavia Hills, AL 35243

$240,000

2 bd · 2.5 ba · 1,191 sqft · Condo · 115 Days on market

Built 1979 $202/sqft · 12% below area Est $272k · 12% under

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Why this score? — see what drove the D 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).

• ARV discount +12.8/15.0
• Cash flow +8.7/30.0
• Schools +6.5/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location and serenity - yes both. Perfectly located condo just minutes from Hwy 280, I 459, UAB, and The Summit - offering quick access to dining, shopping and downtown Birmingham while still enjoying a peaceful natural setting. This spacious 2 bedroom 2.5 bath home features open living and dining floor plan centered around a charming see-through wood burning fireplace. The private balcony overlooks a tranquil running creek, providing a relaxing retreat rarely found in such a convenient location. Community amenities include a Swimming pool and club room.

Key facts

• Club room
• Private balcony
• Community amenities

Tags

• PRIVATE BALCONY
• WOOD BURNING FIREPLACE
• TRANQUIL RUNNING CREEK
• COMMUNITY AMENITIES
• SWIMMING POOL
• CLUB ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (23.2% below list).
• Recommended offer: $184k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.5% in Vestavia Hills — 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 84/100 on livability (#2 in AL, #827 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Vestavia Hills City (suburban): math 63% / reading 83% proficiency, ranked #2 of 129 in AL (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Vestavia Hills Elementary Cahaba Heights (math 57% / reading 82%, grade A-, #28 of 627 statewide, top 4%, 474 students, 16% FRL); Liberty Park Middle School (math 58% / reading 85%, grade A, #2 of 257 statewide, top 0%, 503 students, 10% FRL); Vestavia Hills High School (math 71% / reading 69%, grade B+, #3 of 305 statewide, top 1%, 1,578 students, 10% FRL).
• Market conditions: Rents rising (+1.7%/yr); 72 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 115 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $240k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $184,378 (23.2% 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 115 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.61%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $272,100
• List price: $240,000
• Delta: -11.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.73% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.20×
• Total profit: $-54,055
• Equity at exit: $35,785

10-year hold

• IRR: -22.6%
• Equity multiple: -0.08×
• Total profit: $-72,830
• Equity at exit: $20,751

Cash invested: $67,200 (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 35243

• Rents YoY: 1.7%
• Active inventory: 72
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-202

Break-even live

Break-even rent $2,099

Max offer price $210,770

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-119	+0% $-202	+5% $-285	+10% $-368
Rent	-10% $-348	-5% $-275	+0% $-202	+5% $-129	+10% $-56
Rate	-1.0pp $-81	-0.5pp $-141	base $-202	+0.5pp $-264	+1.0pp $-327

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3984 Christopher Dr Unit Gold Vestavia Hills, AL	3.0	1.0	1100	$2,850	$2.59	3d	1	0.51mi
4000 Dolly Ridge Rd Vestavia, AL	3.0	1.0	1033	$2,000	$1.94	45d	1	0.56mi
3171 Highway 280 E Birmingham, AL	1.0–2.0	1.0–2.0	924	$3,615	$3.91	3d	39	0.74mi
3125 Napoleon Ct Vestavia Hills, AL	2.0	1.0	990	$1,205	$1.22	5d	10	0.84mi
150 Summit Pl Vestavia, AL	1.0–3.0	1.0–2.0	1026	$1,372	$1.34	3d	71	0.84mi
50 Cahaba Cir Vestavia Hills, AL	1.0–3.0	1.0–2.0	1135	$1,642	$1.45	3d	14	0.94mi
3095 Greendale Rd Vestavia Hills, AL	2.0	1.0–2.0	860	$1,425	$1.66	45d	1	0.96mi
3252 Bearden Ct Vestavia Hills, AL	2.0	2.0	875	$1,300	$1.49	23d	1	0.97mi
3209 Greendale Pl Vestavia Hills, AL	1.0–3.0	1.0–2.0	1125	$1,410	$1.25	3d	7	1.03mi
4700 Colonnade Pl Birmingham, AL	1.0–2.0	1.0–2.0	1077	$2,026	$1.88	45d	16	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $240,000 Active 115 DOM
2. 2026-06-18
   days on market $240,000 Active 112 DOM
3. 2026-06-17
   days on market $240,000 Active 111 DOM
4. 2026-06-16
   days on market $240,000 Active 110 DOM
5. 2026-06-15
   days on market $240,000 Active 109 DOM
6. 2026-06-13
   days on market $240,000 Active 107 DOM
7. 2026-06-10
   days on market $240,000 Active 104 DOM
8. 2026-06-09
   days on market $240,000 Active 103 DOM
9. 2026-06-08
   days on market $240,000 Active 102 DOM
10. 2026-06-07
    days on market $240,000 Active 101 DOM
11. 2026-06-03
    days on market $240,000 Active 97 DOM
12. 2026-06-03
    days on market $240,000 Active 96 DOM
13. 2026-06-01
    days on market $240,000 Active 95 DOM
14. 2026-05-31
    days on market $240,000 Active 94 DOM
15. 2026-03-28
    price $240,000 560-char remark

    Show marketing remark (560 chars)

    Location and serenity - yes both. Perfectly located condo just minutes from Hwy 280, I 459, UAB, and The Summit - offering quick access to dining, shopping and downtown Birmingham while still enjoying a peaceful natural setting. This spacious 2 bedroom 2.5 bath home features open living and dining floor plan centered around a charming see-through wood burning fireplace. The private balcony overlooks a tranquil running creek, providing a relaxing retreat rarely found in such a convenient location. Community amenities include a Swimming pool and club room.

16. 2026-02-26
    listed $253,000 Active 560-char remark

    Show marketing remark (560 chars)

    Location and serenity - yes both. Perfectly located condo just minutes from Hwy 280, I 459, UAB, and The Summit - offering quick access to dining, shopping and downtown Birmingham while still enjoying a peaceful natural setting. This spacious 2 bedroom 2.5 bath home features open living and dining floor plan centered around a charming see-through wood burning fireplace. The private balcony overlooks a tranquil running creek, providing a relaxing retreat rarely found in such a convenient location. Community amenities include a Swimming pool and club room.

17. 2017-07-14
    soldstatus $149,900 Sold 623-char remark

    Show marketing remark (623 chars)

    Beautiful and completely renovated 2 bedroom/2.5 bath condo in Vestavia Hills! This condo includes gorgeous hardwood flooring nice size master suite with master bath, large open den/family room with wood burning fireplace, additional bedroom and full bath plus half bath. Great kitchen , appliances, subway tile back splash, open shelving and more. You will love relaxing on the private balcony with the view of Shades Creek or the large deck that is perfect for entertaining. The amenities are perfect, one carport plus tons of storage, community pool and clubhouse. This perfect location is private, quiet and a must see!

18. 2017-06-07
    historical Contingent 623-char remark

    Show marketing remark (623 chars)

    Beautiful and completely renovated 2 bedroom/2.5 bath condo in Vestavia Hills! This condo includes gorgeous hardwood flooring nice size master suite with master bath, large open den/family room with wood burning fireplace, additional bedroom and full bath plus half bath. Great kitchen , appliances, subway tile back splash, open shelving and more. You will love relaxing on the private balcony with the view of Shades Creek or the large deck that is perfect for entertaining. The amenities are perfect, one carport plus tons of storage, community pool and clubhouse. This perfect location is private, quiet and a must see!

19. 2017-05-30
    listed $149,900 Active 623-char remark

    Show marketing remark (623 chars)

    Beautiful and completely renovated 2 bedroom/2.5 bath condo in Vestavia Hills! This condo includes gorgeous hardwood flooring nice size master suite with master bath, large open den/family room with wood burning fireplace, additional bedroom and full bath plus half bath. Great kitchen , appliances, subway tile back splash, open shelving and more. You will love relaxing on the private balcony with the view of Shades Creek or the large deck that is perfect for entertaining. The amenities are perfect, one carport plus tons of storage, community pool and clubhouse. This perfect location is private, quiet and a must see!

20. 2014-04-10
    soldstatus $136,500
21. 2013-05-31
    listed $139,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,125
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$6,982
• Taxable loss: −$6,640
• Est. tax savings @ 24.0%: +$1,594
• After-tax cash flow: $-830/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: Vestavia Hills City
• NCES district ID: 0103430
• Math proficiency: 63% ▼ -19.00%
• Reading proficiency: 83% ▲ 4.00%
• Median HH income: $87,306
• Composite: 65.34/100
• National rank: #486
• State rank: #2 of 129 in AL

Livability — Vestavia Hills

• Score: 84/100
• State rank: #2
• US rank: #827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vestavia Hills, AL
• County: Jefferson County · 527,445 people
• City population: 34,327
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 18,176
• Household income: $99,645
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 992.0

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 White (85%)
• Race & ethnicity: White 85% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -209.95%
• Current HPI: 239.9441
• Rent YoY: ▲ 1.73%
• 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

+71.6% since first listed

7 events — show timeline

• 2026-03-28 Price Changed $240,000 Greater Alabama MLS
• 2026-02-26 Listed $253,000 Greater Alabama MLS
• 2017-07-14 Sold (MLS) $149,900 Greater Alabama MLS
• 2017-06-07 Contingent — Greater Alabama MLS
• 2017-05-30 Listed $149,900 Greater Alabama MLS
• 2014-04-10 Sold (MLS) $136,500 Greater Alabama MLS
• 2013-05-31 Listed $139,900 Greater Alabama MLS