2130 Leola Cir · Birmingham, AL 35207

$184,900

3 bd · 2.5 ba · 2,185 sqft · SingleFamily public records · 15 Days on market

Built 1970 0.77 ac lot $85/sqft · 27% below area Est $230k · 20% 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 +21.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

On a cul- de-sac, very large lot, clear view of hill side, see 3 bed 2 bath main level with a basement den or bedroom and basement half bath. in need of some repairs, make this home your own.

Key facts

• 0.77 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Lot size approximately 0.77 acres; Located in the North Smithfield Manor subdivision
• HOA & community: No association fee

Exterior

• Parking: Attached garage with front entry; Two total garage spaces (lower level/basement-level garage); Driveway parking
• Utilities: Public water; Connected sewer; Internet service availability unknown
• Home design: Four-sided brick construction; Tri-level (not tri-level per flag) — split-level home; Existing year built; Not waterfront
• Construction: Basement foundation; 4-side brick exterior
• Exterior features: Open patio

Interior

• Kitchen: Laminate countertops; Built-in dishwasher
• Bedrooms: Three bedrooms on upper levels (examples of room sizes: 20 x 11; 14 x 9; 14 x 9)
• Flooring: Hardwood and tile floors
• Bathrooms: Two full bathrooms; One half bathroom; Bathrooms include tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; Split-level layout; Finished and unfinished full basement (daylight basement with concrete block); Basement includes finished area
• Laundry & utility: Laundry room in basement; Washer hookup provided; Electric dryer hookup; Utilities accessible in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.2% in Birmingham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fultondale Elementary School (math 6% / reading 30%, grade F, #481 of 627 statewide, top 77%, 982 students, 49% FRL); Gardendale High School (math 21% / reading 28%, grade F, #118 of 305 statewide, top 45%, 1,047 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 42 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: 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 $182,126 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (median comp): $230,016
• List price: $184,900
• Delta: -19.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4417 Campbell Ln	0.43mi	3/1.5	2,204 (+1%)	6mo	$170,000	$77	69
4836 Smithfield Dr N	0.09mi	3/2.0	1,908 (-13%)	16mo	$123,000	$64	60
4826 Leola Ln	0.14mi	4/2.0 (+1)	1,869 (-14%)	7mo	$242,000	$129	57
2012 Leola Ave	0.16mi	3/2.0	1,888 (-14%)	16mo	$174,300	$92	55

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.8%
• Equity multiple: 3.28×
• Total profit: $117,871
• Equity at exit: $166,573

10-year hold

• IRR: 25.1%
• Equity multiple: 7.44×
• Total profit: $333,544
• Equity at exit: $359,220

Cash invested: $51,772 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $270

Break-even live

Break-even rent $1,511

Max offer price $184,900

Occupancy floor 80%

Sensitivity live

Price	-10% $375	-5% $322	+0% $270	+5% $218	+10% $165
Rent	-10% $124	-5% $197	+0% $270	+5% $343	+10% $416
Rate	-1.0pp $363	-0.5pp $317	base $270	+0.5pp $222	+1.0pp $173

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2938 Summit Dr Fultondale, AL	4.0	2.0	1956	$2,200	$1.12	3d	1	1.18mi
3143 Enclave Ln Fultondale, AL	3.0	2.0	1424	$1,950	$1.37	20d	1	1.41mi
2015 36th Ave N Birmingham, AL	3.0	1.0	1468	$1,190	$0.81	25d	1	1.44mi

Listing history 7 events

1. 2026-05-07
   listed $184,900 Active 848-char remark
2. 2016-07-13
   soldstatus $11,504,600
3. 2016-01-29
   soldstatus $69,000 Sold 191-char remark

   Show marketing remark (191 chars)

   On a cul- de-sac, very large lot, clear view of hill side, see 3 bed 2 bath main level with a basement den or bedroom and basement half bath. in need of some repairs, make this home your own.

4. 2016-01-15
   status Pending 191-char remark

   Show marketing remark (191 chars)

   On a cul- de-sac, very large lot, clear view of hill side, see 3 bed 2 bath main level with a basement den or bedroom and basement half bath. in need of some repairs, make this home your own.

5. 2015-12-30
   historical Contingent 191-char remark

   Show marketing remark (191 chars)

   On a cul- de-sac, very large lot, clear view of hill side, see 3 bed 2 bath main level with a basement den or bedroom and basement half bath. in need of some repairs, make this home your own.

6. 2015-11-19
   listed $79,000 Active 191-char remark

   Show marketing remark (191 chars)

   On a cul- de-sac, very large lot, clear view of hill side, see 3 bed 2 bath main level with a basement den or bedroom and basement half bath. in need of some repairs, make this home your own.

7. 1984-01-10
   soldstatus $52,900

ⓘ 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: $1,766 · $147/mo
• Projected year-2 tax: $1,766 · $147/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 ≥107°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: $22,234
• − Mortgage interest: −$10,357
• − Property taxes: −$1,766
• − Insurance: −$924
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$5,379
• Taxable income: $251
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $3,179/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 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

• 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

+249.5% since first listed

8 events — show timeline

• 2026-05-22 Pending — Greater Alabama MLS
• 2026-05-07 Listed $184,900 Greater Alabama MLS
• 2016-07-13 Sold (Public Records) $11,504,600 Public Records
• 2016-01-29 Sold (MLS) $69,000 Greater Alabama MLS
• 2016-01-15 Pending — Greater Alabama MLS
• 2015-12-30 Contingent — Greater Alabama MLS
• 2015-11-19 Listed $79,000 Greater Alabama MLS
• 1984-01-10 Sold (Public Records) $52,900 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,766 · +0.0% YoY. Source: county tax records.