3921 Rutledge Ave SW · Birmingham, AL 35221

$99,900

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 106 Days on market

Built 1953 5,227 sqft lot $79/sqft · 29% above area Est $77k · 29% over

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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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +6.1/10.0
• Appreciation +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Calling ALL investors! * * TURNKEY INVESTMENT OPPORTUNITY meeting the 1% rule with prior rent at $1,150/month. * * Renovated and move-in ready 3BR/2BA single-family home offering a spacious and functional layout with generous room sizes and a clean, well-maintained interior. Thoughtful updates throughout make the home immediately usable for both homeowners and investors seeking a low-maintenance property. The layout provides comfortable living spaces and strong everyday functionality. Step outside to a fenced backyard featuring an open deck overlooking the yard—perfect for relaxing, entertaining, or enjoying outdoor space. The property also offers convenient off-street parking and solid overall usability. Excellent income-producing potential with proven rental history. Whether you’re looking to expand your investment portfolio or secure an affordable move-in ready home, this property offers outstanding value and long-term potential in an established Birmingham location.

Key facts

• Open deck
• Practical floor plan
• Fenced backyard

Tags

• FENCED BACKYARD
• OPEN DECK
• OFF-STREET PARKING
• PRACTICAL FLOOR PLAN
• WELL-ESTABLISHED NEIGHBORHOOD

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 $192 ($2k/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: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 26 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• Local home prices are declining (-1.3%/yr); year-one equity from $691 of loan paydown is wiped out by about $1k 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 (-1.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.11% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (median comp): $77,249
• List price: $99,900
• Delta: 29.32%
• 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
4011 Walnut Ave SW	0.14mi	3/1.0	1,372 (+8%)	10mo	$80,000	$58	71
4008 Grasselli Ave	0.27mi	3/1.0	1,153 (-9%)	8mo	$85,000	$74	66
3720 Howard Ave SW	0.21mi	3/1.0	1,092 (-14%)	6mo	$64,000	$59	63
4100 Park Ave	0.27mi	3/1.0	1,125 (-11%)	10mo	$82,500	$73	61
2812 32nd Way SW	0.65mi	3/1.0	1,205 (-5%)	4mo	$35,000	$29	59
3304 Spaulding St SW	0.34mi	3/2.0	1,140 (-10%)	8mo	$40,000	$35	57
4628 SW Hillman Dr	0.52mi	4/2.0 (+1)	1,166 (-8%)	1mo	$69,900	$60	53
3008 Elmyra Dr	0.33mi	3/2.0	1,104 (-13%)	13mo	$88,000	$80	49
3317 46th St SW	0.51mi	4/2.0 (+1)	1,103 (-13%)	2mo	$6,000	$5	44
3112 Wenonah Dr SW	0.63mi	3/2.0	1,154 (-9%)	14mo	$69,900	$61	40
3321 Cedar Ave SW	0.67mi	3/1.0	1,100 (-13%)	10mo	$65,000	$59	39
929 49th St	0.70mi	3/1.5	1,442 (+14%)	10mo	$101,000	$70	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.12×
• Total profit: $3,303
• Equity at exit: $22,600

10-year hold

• IRR: 9.7%
• Equity multiple: 1.91×
• Total profit: $25,374
• Equity at exit: $22,464

Cash invested: $27,972 (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 35221

• Home prices YoY: -1.1%
• Active inventory: 26
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$524
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $192

Break-even live

Break-even rent $866

Max offer price $99,900

Occupancy floor 78%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4029 Walnut Ave SW Birmingham, AL	2.0	1.0	1300	$1,369	$1.05	3d	1	0.13mi
3729 Pine Ave SW Birmingham, AL	3.0	1.0	1067	$1,100	$1.03	21d	1	0.16mi
4120 George Ave SW Birmingham, AL	2.0	1.0	944	$850	$0.90	24d	1	0.22mi
3720 Howard Ave SW Birmingham, AL	3.0	1.0	1092	$1,200	$1.10	24d	1	0.24mi
3736 Oak Ave SW Birmingham, AL	3.0	2.0	984	$1,050	$1.07	24d	1	0.26mi
3729 Maple Ave SW Birmingham, AL	3.0	2.0	1008	$1,200	$1.19	44d	1	0.28mi
4009 Grasselli Ave SW Birmingham, AL	3.0	1.0	875	$900	$1.03	24d	1	0.32mi
3616 Maple Ave SW Birmingham, AL	2.0	1.0	1488	$950	$0.64	44d	1	0.33mi
3515 Carver Ave SW Birmingham, AL	3.0	1.0	1580	$1,100	$0.70	3d	1	0.47mi
3515 Carver Ave SW Birmingham, AL	3.0	1.0	1584	$1,075	$0.68	24d	1	0.47mi
3400 Walnut Ave SW Birmingham, AL	3.0	1.0	1133	$1,200	$1.06	44d	1	0.65mi
3640 Wenonah Rd SW Birmingham, AL	3.0	2.0	1100	$1,195	$1.09	12d	1	0.65mi
3640 Wenonah Rd SW Birmingham, AL	3.0	2.0	1100	$1,195	$1.09	24d	1	0.65mi
3332 Walnut Ave SW Birmingham, AL	3.0	1.0	1339	$750	$0.56	19d	1	0.73mi
3417 Park Ave SW Birmingham, AL	4.0	1.0	1402	$900	$0.64	44d	1	0.79mi
1441 Creel St Birmingham, AL	3.0	2.0	1319	$1,275	$0.97	3d	1	0.93mi
830 Burwell St Birmingham, AL	3.0	1.5	1011	$1,200	$1.19	44d	1	0.93mi
1433 Rayfield Dr Birmingham, AL	3.0	1.0	1064	$950	$0.89	44d	1	1.05mi
2548 28th St SW Birmingham, AL	3.0	2.0	1762	$1,000	$0.57	2d	1	1.06mi
1112 S Gale Dr Birmingham, AL	3.0	1.5	1053	$1,175	$1.12	44d	1	1.07mi
408 Midway St Birmingham, AL	3.0	1.0	1301	$1,075	$0.83	19d	1	1.08mi
1721 Collier Dr Birmingham, AL	2.0	1.0	925	$800	$0.86	44d	1	1.08mi
1376 Creel Ct Birmingham, AL	3.0	1.0	1008	$1,000	$0.99	44d	1	1.11mi
537 Grant St Birmingham, AL	3.0	1.0	1444	$1,200	$0.83	24d	1	1.11mi
1412 Woodward Rd Birmingham, AL	3.0	1.0	1220	$1,203	$0.99	16d	1	1.15mi
913 Daniel Cir Birmingham, AL	4.0	2.0	1317	$1,300	$0.99	44d	1	1.17mi
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	24d	1	1.17mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	44d	1	1.23mi
120 Parkwood St Birmingham, AL	3.0	1.5	1224	$1,150	$0.94	16d	1	1.27mi
336 McPherson Ave Birmingham, AL	3.0	1.0	1094	$1,100	$1.01	24d	1	1.29mi
340 McPherson Ave Birmingham, AL	2.0	1.0	924	$910	$0.98	44d	1	1.29mi
1838 31st St SW Birmingham, AL	3.0	2.0	1400	$1,223	$0.87	16d	1	1.32mi
373 Belcher Dr Birmingham, AL	4.0	1.0	1255	$1,100	$0.88	44d	1	1.34mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	44d	1	1.35mi
5624 Cairo Ave Birmingham, AL	4.0	2.0	1386	$1,200	$0.87	44d	1	1.41mi
2800 Milan Ct Birmingham, AL	1.0–2.0	1.0–2.0	976	$2,551	$2.61	21d	10	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $99,900 Active 106 DOM
2. 2026-06-17
   days on market $99,900 Active 105 DOM
3. 2026-06-16
   days on market $99,900 Active 104 DOM
4. 2026-06-15
   days on market $99,900 Active 103 DOM
5. 2026-06-13
   days on market $99,900 Active 101 DOM
6. 2026-06-10
   days on market $99,900 Active 98 DOM
7. 2026-06-09
   days on market $99,900 Active 97 DOM
8. 2026-06-08
   days on market $99,900 Active 96 DOM
9. 2026-06-07
   days on market $99,900 Active 95 DOM
10. 2026-06-03
    days on market $99,900 Active 91 DOM
11. 2026-06-02
    days on market $99,900 Active 90 DOM
12. 2026-06-01
    days on market $99,900 Active 89 DOM
13. 2026-05-31
    days on market $99,900 Active 88 DOM
14. 2026-05-07
    price $99,900 1000-char remark

    Show marketing remark (1000 chars)

    Calling ALL investors! * * TURNKEY INVESTMENT OPPORTUNITY meeting the 1% rule with prior rent at $1,150/month. * * Renovated and move-in ready 3BR/2BA single-family home offering a spacious and functional layout with generous room sizes and a clean, well-maintained interior. Thoughtful updates throughout make the home immediately usable for both homeowners and investors seeking a low-maintenance property. The layout provides comfortable living spaces and strong everyday functionality. Step outside to a fenced backyard featuring an open deck overlooking the yard—perfect for relaxing, entertaining, or enjoying outdoor space. The property also offers convenient off-street parking and solid overall usability. Excellent income-producing potential with proven rental history. Whether you’re looking to expand your investment portfolio or secure an affordable move-in ready home, this property offers outstanding value and long-term potential in an established Birmingham location.

15. 2026-04-28
    price $105,000 1000-char remark

    Show marketing remark (1000 chars)

    Calling ALL investors! * * TURNKEY INVESTMENT OPPORTUNITY meeting the 1% rule with prior rent at $1,150/month. * * Renovated and move-in ready 3BR/2BA single-family home offering a spacious and functional layout with generous room sizes and a clean, well-maintained interior. Thoughtful updates throughout make the home immediately usable for both homeowners and investors seeking a low-maintenance property. The layout provides comfortable living spaces and strong everyday functionality. Step outside to a fenced backyard featuring an open deck overlooking the yard—perfect for relaxing, entertaining, or enjoying outdoor space. The property also offers convenient off-street parking and solid overall usability. Excellent income-producing potential with proven rental history. Whether you’re looking to expand your investment portfolio or secure an affordable move-in ready home, this property offers outstanding value and long-term potential in an established Birmingham location.

16. 2026-03-19
    price $110,000 1000-char remark

    Show marketing remark (1000 chars)

    Calling ALL investors! * * TURNKEY INVESTMENT OPPORTUNITY meeting the 1% rule with prior rent at $1,150/month. * * Renovated and move-in ready 3BR/2BA single-family home offering a spacious and functional layout with generous room sizes and a clean, well-maintained interior. Thoughtful updates throughout make the home immediately usable for both homeowners and investors seeking a low-maintenance property. The layout provides comfortable living spaces and strong everyday functionality. Step outside to a fenced backyard featuring an open deck overlooking the yard—perfect for relaxing, entertaining, or enjoying outdoor space. The property also offers convenient off-street parking and solid overall usability. Excellent income-producing potential with proven rental history. Whether you’re looking to expand your investment portfolio or secure an affordable move-in ready home, this property offers outstanding value and long-term potential in an established Birmingham location.

17. 2026-03-04
    listed $115,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    Calling ALL investors! * * TURNKEY INVESTMENT OPPORTUNITY meeting the 1% rule with prior rent at $1,150/month. * * Renovated and move-in ready 3BR/2BA single-family home offering a spacious and functional layout with generous room sizes and a clean, well-maintained interior. Thoughtful updates throughout make the home immediately usable for both homeowners and investors seeking a low-maintenance property. The layout provides comfortable living spaces and strong everyday functionality. Step outside to a fenced backyard featuring an open deck overlooking the yard—perfect for relaxing, entertaining, or enjoying outdoor space. The property also offers convenient off-street parking and solid overall usability. Excellent income-producing potential with proven rental history. Whether you’re looking to expand your investment portfolio or secure an affordable move-in ready home, this property offers outstanding value and long-term potential in an established Birmingham location.

18. 2026-02-12
    price $115,000
19. 2022-10-24
    soldstatus $90,000
20. 2022-10-21
    soldstatus $90,000 Sold
21. 2022-10-05
    historical Contingent
22. 2022-09-30
    listed $90,000 Active
23. 2022-09-29
    historical $90,000
24. 1996-05-21
    soldstatus $49,900

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,421 · $118/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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,307
• − Mortgage interest: −$5,596
• − Property taxes: −$1,421
• − Insurance: −$500
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,906
• Taxable income: $755
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,124/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): 3,127

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 (89%)
• Race & ethnicity: Black 89% Two or more races 7% Hispanic / Latino 6% White 4%
• Hispanic origin (detail): Mexican 6%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -1.32%
• Current HPI: 121.0566
• 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

+100.2% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $99,900 Greater Alabama MLS
• 2026-04-28 Price Changed $105,000 Greater Alabama MLS
• 2026-03-19 Price Changed $110,000 Greater Alabama MLS
• 2026-03-04 Listed $115,000 Greater Alabama MLS
• 2026-02-12 Price Changed $115,000 Greater Alabama MLS
• 2022-10-24 Sold (Public Records) $90,000 Public Records
• 2022-10-21 Sold (MLS) $90,000 Greater Alabama MLS
• 2022-10-05 Contingent — Greater Alabama MLS
• 2022-09-30 Listed $90,000 Greater Alabama MLS
• 2022-09-29 Coming Soon $90,000 Greater Alabama MLS
• 1996-05-21 Sold (Public Records) $49,900 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,421 · +7.0% YoY. Source: county tax records.