928 25th St SW · Birmingham, AL 35211

$103,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 64 Days on market

Built 1945 6,534 sqft lot $99/sqft · 58% above area

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOT FOR INDIVIDUAL SALE. Rental home portfolio of 12 income producing rental homes being sold for $1,239,000.00. This three bedroom, 1 bath home MUST BE SOLD AS PART OF THE PORTFOLIO. SELLER IS NOT ACCEPTING SELLER FINANCING OFFERS. Rent roll is available upon request. Showings will be available with accepted offer/contract. Offers for individual property will not be responded to. Please do not bother the current residents.

Key facts

• 6,534 sq ft lot
• Parking
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $97k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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); 52% 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 $712 of loan paydown is wiped out by about $3k 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 64 days — a 6% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1945 — 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 $96,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.15% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

• ARV (median comp): $65,243
• List price: $103,000
• Delta: 57.87%
• 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
2724 Lee Ave SW	0.36mi	3/1.0	960 (-7%)	1mo	$72,000	$75	70
2526 SW Lee Ave	0.30mi	3/1.5	1,095 (+6%)	6mo	$18,000	$16	70
5800 Court Q	0.65mi	3/1.0	1,024 (-1%)	2mo	$111,000	$108	66
1311 18th Way SW	0.49mi	3/1.0	979 (-6%)	4mo	$20,500	$21	64
1657 19th Pl	0.62mi	3/1.0	1,074 (+4%)	3mo	$40,000	$37	62
2436 Powderly Ave SW	0.52mi	2/1.0 (-1)	966 (-7%)	2mo	$32,500	$34	58
5625 Avenue Q	0.70mi	3/1.0	1,103 (+6%)	3mo	$22,000	$20	54
5621 Avenue Q	0.70mi	3/1.0	1,136 (+10%)	1mo	$72,000	$63	50
4929 Avenue R	0.64mi	2/1.0 (-1)	962 (-7%)	5mo	$43,000	$45	50
5320 Terrace Q	0.64mi	3/2.0	1,116 (+8%)	7mo	$45,500	$41	47
208 22nd St SW	0.64mi	2/1.0 (-1)	926 (-11%)	1mo	$57,000	$62	46
700 18th Place Ln SW	0.69mi	3/2.0	1,152 (+11%)	3mo	$100,833	$88	42

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: -2.6%
• Equity multiple: 0.91×
• Total profit: $-2,707
• Equity at exit: $15,358

10-year hold

• IRR: 3.7%
• Equity multiple: 1.23×
• Total profit: $6,670
• Equity at exit: $8,906

Cash invested: $28,840 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$540
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $274

Break-even live

Break-even rent $837

Max offer price $103,000

Occupancy floor 72%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2409 Garrison Ave SW Birmingham, AL	4.0	2.0	1000	$1,295	$1.29	43d	1	0.16mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	1d	1	0.19mi
2904 Garrison Ave SW Birmingham, AL	4.0	2.0	952	$1,050	$1.10	23d	1	0.28mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	43d	1	0.28mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	43d	1	0.30mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	43d	1	0.37mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	0.37mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	43d	1	0.39mi
914 21st St SW Birmingham, AL	3.0	1.0	784	$1,200	$1.53	21d	1	0.41mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	23d	1	0.46mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	0.47mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	23d	1	0.48mi
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	43d	1	0.48mi
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	43d	1	0.50mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	23d	1	0.51mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	23d	1	0.52mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	15d	1	0.55mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	23d	1	0.57mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	2d	1	0.63mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	43d	1	0.63mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	23d	1	0.64mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	43d	1	0.64mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	43d	1	0.64mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	43d	1	0.65mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	44d	1	0.65mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	43d	1	0.65mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	43d	1	0.66mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	3d	1	0.68mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	43d	1	0.70mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	19d	1	0.71mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	43d	1	0.72mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	43d	1	0.73mi
2005 Snavely Ave SW Birmingham, AL	3.0	2.0	1380	$1,150	$0.83	43d	1	0.75mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	43d	1	0.76mi
1838 31st St SW Birmingham, AL	3.0	2.0	1400	$1,223	$0.87	15d	1	0.79mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	11d	1	0.79mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	21d	1	0.79mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	19d	1	0.79mi
1757 48th Street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1164	$1,295	$1.11	2d	1	0.84mi
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	43d	1	0.84mi

Listing history 19 events

1. 2026-06-18
   days on market $103,000 Active 64 DOM
2. 2026-06-17
   days on market $103,000 Active 63 DOM
3. 2026-06-16
   days on market $103,000 Active 62 DOM
4. 2026-06-15
   days on market $103,000 Active 61 DOM
5. 2026-06-13
   days on market $103,000 Active 59 DOM
6. 2026-06-10
   days on market $103,000 Active 56 DOM
7. 2026-06-09
   days on market $103,000 Active 55 DOM
8. 2026-06-08
   days on market $103,000 Active 54 DOM
9. 2026-06-07
   days on market $103,000 Active 53 DOM
10. 2026-06-03
    days on market $103,000 Active 49 DOM
11. 2026-06-02
    days on market $103,000 Active 48 DOM
12. 2026-06-01
    days on market $103,000 Active 47 DOM
13. 2026-05-31
    days on market $103,000 Active 46 DOM
14. 2026-04-15
    listed $103,000 Active 427-char remark

    Show marketing remark (427 chars)

    NOT FOR INDIVIDUAL SALE. Rental home portfolio of 12 income producing rental homes being sold for $1,239,000.00. This three bedroom, 1 bath home MUST BE SOLD AS PART OF THE PORTFOLIO. SELLER IS NOT ACCEPTING SELLER FINANCING OFFERS. Rent roll is available upon request. Showings will be available with accepted offer/contract. Offers for individual property will not be responded to. Please do not bother the current residents.

15. 2026-02-28
    historical $875
16. 2025-12-16
    price $875
17. 2025-06-06
    listed $925
18. 2023-06-07
    soldstatus $190,000
19. 2021-12-27
    soldstatus $724,565

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $937 · $78/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,208
• − Mortgage interest: −$5,770
• − Property taxes: −$937
• − Insurance: −$515
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,996
• Taxable income: $1,717
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,879/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

-85.8% since first listed

6 events — show timeline

• 2026-04-15 Listed $103,000 Greater Alabama MLS
• 2026-02-28 Rental Removed $875 APPFOLIO
• 2025-12-16 Price Changed $875 APPFOLIO
• 2025-06-06 Listed for Rent $925 APPFOLIO
• 2023-06-07 Sold (Public Records) $190,000 Public Records
• 2021-12-27 Sold (Public Records) $724,565 Public Records

Property tax history

-1.4%/yr

Latest (2025): $937 · +0.0% YoY. Source: county tax records.