2729 Dawson Ave SW · Birmingham, AL 35211

$75,000

3 bd · 1.0 ba · 1,171 sqft · SingleFamily public records · 52 Days on market

Built 1942 0.34 ac lot $64/sqft · 16% above area Est $65k · 16% over

---

Why this score? — see what drove the C 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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on this 3-bedroom, 1-bath home offering 1,171 square feet of comfortable living space. Situated on a 7,750 square foot lot, this property provides a great balance of indoor and outdoor space. The generous lot offers opportunities for outdoor entertaining, gardening, or future enhancements. Ideal for first-time buyers, downsizers, or investors looking for a solid opportunity.

Key facts

• 0.34 acre lot
• Built 1942
• Listed 52 days

Property features AI

Finance

• Other: Driving directions provided to the property
• Financial info: Down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet availability unknown
• Home design: Existing (previously built) property; Siding exterior (other); Crawl space foundation; Lot approximately 0.34 acres; Located in the College Park subdivision
• Construction: Siding (other) construction
• Exterior features: No pool; No patio; No deck; No garden/patio; Not waterfront

Interior

• Kitchen: Solid surface countertops; Electric cooktop
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bath with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup; Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 41% 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 $519 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $75k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 13.85%
• Cash-on-cash: 26.99%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (median comp): $64,529
• List price: $75,000
• Delta: 16.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2703 Dawson Ave SW	0.07mi	3/1.0	1,188 (+2%)	18mo	$99,900	$84	80
3329 Park Ave SW	0.61mi	3/1.0	1,176 (+0%)	6mo	$59,900	$51	66
1513 20th Pl SW	0.55mi	4/1.0 (+1)	1,126 (-4%)	9mo	$79,000	$70	56
1657 19th Pl	0.60mi	3/1.0	1,074 (-8%)	3mo	$40,000	$37	55
3116 Steiner Ave SW	0.57mi	2/1.0 (-1)	1,218 (+4%)	9mo	$25,000	$21	54
2820 Wesley Ave SW	0.44mi	3/1.0	1,048 (-10%)	11mo	$62,000	$59	53
3245 Balsam Ave	0.62mi	3/1.0	1,114 (-5%)	15mo	$13,000	$12	51
3208 Cedar Ave SW	0.68mi	3/1.0	1,232 (+5%)	11mo	$82,000	$67	51
2800 Steiner Ave SW	0.47mi	3/2.0	1,340 (+14%)	2mo	$135,000	$101	49
2036 Mayfield Ave	0.51mi	4/2.0 (+1)	1,124 (-4%)	14mo	$82,500	$73	49
2408 Powderly Ave SW	0.32mi	4/1.5 (+1)	1,335 (+14%)	9mo	$75,000	$56	47
1509 22nd St SW	0.45mi	2/1.0 (-1)	996 (-15%)	17mo	$24,000	$24	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.69×
• Total profit: $14,440
• Equity at exit: $11,183

10-year hold

• IRR: 24.0%
• Equity multiple: 2.80×
• Total profit: $37,828
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$393
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $472

Break-even live

Break-even rent $587

Max offer price $75,000

Occupancy floor 55%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	43d	1	0.18mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	23d	1	0.20mi
1838 31st St SW Birmingham, AL	3.0	2.0	1400	$1,223	$0.87	16d	1	0.23mi
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	43d	1	0.25mi
2300 31st St SW Unit ENSLEY2316 A Birmingham, AL	2.0	1.0	750	$1,000	$1.33	3d	1	0.41mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	23d	1	0.47mi
2005 Snavely Ave SW Birmingham, AL	3.0	2.0	1380	$1,150	$0.83	43d	1	0.51mi
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	43d	1	0.55mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	23d	1	0.60mi
2005 Henry Crumpton Dr Birmingham, AL	4.0	2.0	1377	$1,300	$0.94	43d	1	0.65mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	0.65mi
3417 Park Ave SW Birmingham, AL	4.0	1.0	1402	$900	$0.64	43d	1	0.68mi
3332 Walnut Ave SW Birmingham, AL	3.0	1.0	1339	$750	$0.56	19d	1	0.73mi
1845 Henry Crumpton Dr Birmingham, AL	3.0	1.0	1000	$895	$0.90	3d	1	0.78mi
2805 32nd Way SW Birmingham, AL	3.0	1.0	792	$900	$1.14	43d	1	0.79mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	43d	1	0.80mi
2804 32nd Way SW Birmingham, AL	3.0	1.0	840	$900	$1.07	43d	1	0.80mi
3400 Walnut Ave SW Birmingham, AL	3.0	1.0	1133	$1,200	$1.06	43d	1	0.80mi
2409 Garrison Ave SW Birmingham, AL	4.0	2.0	1000	$1,295	$1.29	43d	1	0.82mi
2904 Garrison Ave SW Birmingham, AL	4.0	2.0	952	$1,050	$1.10	23d	1	0.83mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	2d	1	0.84mi
2113 Rambow Ave SW Birmingham, AL	2.0	1.0	838	$1,250	$1.49	43d	1	0.84mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	0.85mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	44d	1	0.86mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	43d	1	0.87mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	43d	1	0.88mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	43d	1	0.90mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	43d	1	0.91mi
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	23d	1	0.91mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	43d	1	0.91mi
2432 Ishkooda Rd SW Birmingham, AL	3.0	1.0	1075	$1,150	$1.07	43d	1	0.92mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	23d	1	0.96mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	43d	1	0.97mi
5808 Court O Birmingham, AL	3.0	1.5	1227	$1,100	$0.90	43d	1	1.02mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	21d	1	1.02mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	11d	1	1.02mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	16d	1	1.02mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	19d	1	1.03mi
1341 Pineview Rd Birmingham, AL	4.0	2.0	1409	$1,300	$0.92	43d	1	1.04mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	43d	1	1.06mi

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 52 DOM
2. 2026-06-17
   days on market $75,000 Active 51 DOM
3. 2026-06-16
   days on market $75,000 Active 50 DOM
4. 2026-06-15
   days on market $75,000 Active 49 DOM
5. 2026-06-13
   days on market $75,000 Active 47 DOM
6. 2026-06-10
   days on market $75,000 Active 44 DOM
7. 2026-06-09
   days on market $75,000 Active 43 DOM
8. 2026-06-08
   days on market $75,000 Active 42 DOM
9. 2026-06-07
   days on market $75,000 Active 41 DOM
10. 2026-06-03
    days on market $75,000 Active 37 DOM
11. 2026-06-02
    days on market $75,000 Active 36 DOM
12. 2026-06-01
    days on market $75,000 Active 35 DOM
13. 2026-05-31
    days on market $75,000 Active 34 DOM
14. 2026-04-27
    listed $75,000 Active 392-char remark
15. 2023-10-12
    soldstatus $48,000
16. 1981-12-10
    soldstatus $10,500

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $465 · $39/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 2/10 Low
• 🌡 Heat 7/10 Severe 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: $14,212
• − Mortgage interest: −$4,201
• − Property taxes: −$465
• − Insurance: −$375
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,182
• Taxable income: $4,715
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,536/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

+614.3% since first listed

3 events — show timeline

• 2026-04-27 Listed $75,000 Greater Alabama MLS
• 2023-10-12 Sold (Public Records) $48,000 Public Records
• 1981-12-10 Sold (Public Records) $10,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $465 · +7.0% YoY. Source: county tax records.