2228 22nd Ave N · Birmingham, AL 35234

$65,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 304 Days on market

Built 1935 6,969 sqft lot $55/sqft · 11% above area Est $59k · 11% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.4/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Ready to add to your rental portfolio? Check out this investment property! Long term tenant in place (6+ years). No showings until contract in place. Please DO NOT DISTURB TENANT.

Key facts

• 6,969 sq ft lot
• Built 1935
• Listed 304 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $65k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 1.42% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $58,721
• List price: $65,000
• Delta: 10.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 22nd Ave N	0.03mi	3/1.0	1,170 (-1%)	12mo	$42,500	$36	87
2212 20th St N	0.24mi	3/1.0	1,141 (-4%)	13mo	$45,000	$39	72
2418 Finley Blvd	0.38mi	3/1.0	1,144 (-3%)	20mo	$50,000	$44	60
1626 19th St N	0.53mi	3/1.0	1,242 (+5%)	8mo	$40,000	$32	60
2107 16th Ave N	0.45mi	3/1.0	1,120 (-5%)	18mo	$115,000	$103	54
2208 N 14th Ave	0.72mi	2/1.0 (-1)	1,170 (-1%)	17mo	$180,000	$154	45
2700 24th St	0.55mi	3/1.0	1,056 (-11%)	20mo	$82,500	$78	40
2129 N 30th Ave	0.73mi	3/1.5	1,042 (-12%)	9mo	$45,000	$43	36
1402 21st St	0.66mi	4/1.0 (+1)	1,283 (+8%)	20mo	$60,000	$47	34
1616 26th Ave N	0.73mi	4/1.5 (+1)	1,343 (+13%)	19mo	$77,000	$57	21

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $6,356
• Equity at exit: $9,692

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $27,349
• Equity at exit: $5,620

Cash invested: $18,200 (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 35234

• Home prices YoY: -3.8%
• Active inventory: 54
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $925 high
• Mortgage (P&I): −$341
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $265

Break-even live

Break-even rent $590

Max offer price $65,000

Occupancy floor 66%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 21st Ave N Birmingham, AL	2.0	1.0	700	$880	$1.26	43d	2	0.06mi
2000 Stouts Rd Birmingham, AL	2.0	1.0	700	$880	$1.26	43d	2	0.11mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	10d	1	0.19mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	1d	1	0.19mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	2d	1	0.19mi
2108 25th St N Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	43d	1	0.21mi
1911 19th Ct N Apt 1 Birmingham, AL	2.0	1.0	750	$845	$1.13	11d	1	0.22mi
2212 20th St N Birmingham, AL	3.0	1.0	1141	$895	$0.78	43d	1	0.22mi
2400 19th Ave N Unit B Birmingham, AL	2.0	1.0	750	$850	$1.13	21d	1	0.22mi
1909 18th St N Unit 1909 Birmingham, AL	2.0	1.0	900	$799	$0.89	14d	1	0.32mi
1917 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	14d	1	0.34mi
2608 20th Ave N Unit 5 Birmingham, AL	2.0	1.0	750	$875	$1.17	43d	1	0.35mi
2608 20th Ave N Birmingham, AL	2.0	1.0	750	$895	$1.19	43d	1	0.35mi
1938 18th Pl N Unit 1938 Birmingham, AL	2.0	1.0	900	$799	$0.89	14d	1	0.36mi
1940 18th Pl N Unit 1940 Birmingham, AL	2.0	1.0	900	$799	$0.89	14d	1	0.36mi
1954 18th Pl N Birmingham, AL	2.0	1.0	900	$975	$1.08	43d	1	0.36mi
1994 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	14d	1	0.36mi
2004 18th Pl N Unit 2004 Birmingham, AL	2.0	1.0	900	$799	$0.89	14d	1	0.36mi
2010 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	10d	1	0.36mi
2012 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	10d	1	0.36mi
1906 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	14d	1	0.39mi
1576 20th St N Apt D Birmingham, AL	2.0	1.0	900	$725	$0.81	43d	1	0.40mi
1906 15th Ct N Birmingham, AL	2.0	1.0	1311	$1,000	$0.76	23d	1	0.53mi
1742 17th St N Unit 2 Birmingham, AL	3.0	2.0	1300	$1,500	$1.15	15d	1	0.58mi
1608 18th Pl N Birmingham, AL	3.0	2.0	1243	$950	$0.76	43d	1	0.59mi
1428 F L Shuttlesworth Dr Fl Shuttlesworth Birmingham, AL	2.0	1.0	803	$825	$1.03	23d	3	0.64mi
2413 14th Ave N Birmingham, AL	2.0	1.0	720	$675	$0.94	1d	3	0.70mi
1802 14th Ct N Birmingham, AL	2.0	1.0	700	$850	$1.21	19d	1	0.74mi
2129 30th Ave N Birmingham, AL	3.0	1.0	1042	$1,000	$0.96	43d	1	0.76mi
3001 Norwood Blvd Birmingham, AL	2.0	2.0	1092	$1,500	$1.37	3d	1	0.77mi
1500 12th St N Birmingham, AL	2.0	1.0	750	$800	$1.07	23d	1	0.84mi
1625 29th Ave N Birmingham, AL	3.0	2.0	1140	$1,200	$1.05	15d	1	0.87mi
2129 30th Pl N Birmingham, AL	3.0	1.0	1042	$1,000	$0.96	23d	1	0.88mi
1444 31st St N Birmingham, AL	4.0	1.0	1014	$1,295	$1.28	23d	1	0.92mi
353 16th Ave N Birmingham, AL	3.0	1.0	1200	$995	$0.83	43d	1	0.92mi
1305 16th St N Unit 1305 D Birmingham, AL	2.0	1.0	825	$595	$0.72	23d	1	0.97mi
3311 16th Ave N Unit 3321 Birmingham, AL	2.0	1.0	750	$850	$1.13	23d	1	1.01mi
3311 16th Ave N Unit 3317 Birmingham, AL	2.0	1.0	750	$850	$1.13	43d	1	1.01mi
3311 16th Ave N Unit 3323 Birmingham, AL	2.0	1.0	750	$850	$1.13	1d	1	1.01mi
1317 11th St N Birmingham, AL	3.0	1.0	1340	$1,200	$0.90	43d	1	1.04mi

Listing history 21 events

1. 2026-06-18
   days on market $65,000 Active 304 DOM
2. 2026-06-17
   days on market $65,000 Active 303 DOM
3. 2026-06-16
   days on market $65,000 Active 302 DOM
4. 2026-06-15
   days on market $65,000 Active 301 DOM
5. 2026-06-13
   days on market $65,000 Active 299 DOM
6. 2026-06-10
   days on market $65,000 Active 296 DOM
7. 2026-06-09
   days on market $65,000 Active 295 DOM
8. 2026-06-08
   days on market $65,000 Active 294 DOM
9. 2026-06-07
   days on market $65,000 Active 293 DOM
10. 2026-06-03
    days on market $65,000 Active 289 DOM
11. 2026-06-02
    days on market $65,000 Active 288 DOM
12. 2026-06-01
    days on market $65,000 Active 287 DOM
13. 2026-05-31
    days on market $65,000 Active 286 DOM
14. 2026-03-20
    price $65,000 179-char remark

    Show marketing remark (179 chars)

    Ready to add to your rental portfolio? Check out this investment property! Long term tenant in place (6+ years). No showings until contract in place. Please DO NOT DISTURB TENANT.

15. 2026-02-02
    status Active 179-char remark

    Show marketing remark (179 chars)

    Ready to add to your rental portfolio? Check out this investment property! Long term tenant in place (6+ years). No showings until contract in place. Please DO NOT DISTURB TENANT.

16. 2025-12-02
    historical Contingent 179-char remark

    Show marketing remark (179 chars)

    Ready to add to your rental portfolio? Check out this investment property! Long term tenant in place (6+ years). No showings until contract in place. Please DO NOT DISTURB TENANT.

17. 2025-08-18
    listed $75,000 Active 179-char remark

    Show marketing remark (179 chars)

    Ready to add to your rental portfolio? Check out this investment property! Long term tenant in place (6+ years). No showings until contract in place. Please DO NOT DISTURB TENANT.

18. 2019-02-27
    soldstatus $15,750 14-char remark

    Show marketing remark (14 chars)

    FOR COMPS ONLY

19. 2019-02-21
    listed $15,750 14-char remark

    Show marketing remark (14 chars)

    FOR COMPS ONLY

20. 2003-10-03
    soldstatus $50,000
21. 1979-08-01
    soldstatus $9,800

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,177 · $98/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 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,102
• − Mortgage interest: −$3,641
• − Property taxes: −$1,177
• − Insurance: −$325
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$1,891
• Taxable income: $2,291
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $2,628/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): 3,828

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 (80%)
• Race & ethnicity: Black 80% White 15% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -9.89%
• Current HPI: 250.4724
• 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

+563.3% since first listed

8 events — show timeline

• 2026-03-20 Price Changed $65,000 Greater Alabama MLS
• 2026-02-02 Relisted — Greater Alabama MLS
• 2025-12-02 Contingent — Greater Alabama MLS
• 2025-08-18 Listed $75,000 Greater Alabama MLS
• 2019-02-27 Sold (MLS) $15,750 Greater Alabama MLS
• 2019-02-21 Listed $15,750 Greater Alabama MLS
• 2003-10-03 Sold (Public Records) $50,000 Public Records
• 1979-08-01 Sold (Public Records) $9,800 Public Records

Property tax history

+18.4%/yr

Latest (2025): $1,177 · +0.0% YoY. Source: county tax records.