1725 Brewster Rd · Birmingham, AL 35235

$169,000

3 bd · 1.5 ba · 1,337 sqft · SingleFamily public records · 271 Days on market

Built 1970 0.36 ac lot $126/sqft · 14% below area Est $197k · 14% under

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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 +19.5/30.0
• ARV discount +13.8/15.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom, 1.5 bath home featuring beautiful refinished hardwood floors, large fenced in backyard, large back deck and an additional storage building. There have been updates done throughout the home. Conveniently located to downtown Trussville shopping/dining.

Key facts

• Large back deck
• Updates throughout
• 0.36 acre lot

Tags

• REFINISHED HARDWOOD FLOORS
• LARGE FENCED IN BACKYARD
• LARGE BACK DECK
• ADDITIONAL STORAGE BUILDING
• UPDATES THROUGHOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (8.8% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Chalkville Elementary School (math 6% / reading 16%, grade F, #560 of 627 statewide, top 90%, 854 students, 79% FRL); Claychalkville Middle School (math 2% / reading 26%, grade F, #209 of 257 statewide, top 82%, 1,032 students, 64% FRL); Claychalkville High School (math 6% / reading 9%, grade F, #261 of 305 statewide, top 87%, 1,361 students, 56% FRL) — zoned schools average 66% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 115 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $5k 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 271 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $21k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 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 1970 — 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: 0.91% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $196,725
• List price: $169,000
• Delta: -14.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1149 Westridge Cir	0.63mi	3/2.0	1,365 (+2%)	1mo	$238,000	$174	64
1717 Sonia Dr	0.46mi	3/2.0	1,451 (+8%)	2mo	$115,000	$79	61
4645 Bonnett Cir	0.66mi	3/2.0	1,300 (-3%)	5mo	$210,000	$162	58
1801 Molly Ln	0.40mi	3/2.0	1,176 (-12%)	5mo	$249,000	$212	55
4512 Bonnett Way	0.54mi	3/2.0	1,473 (+10%)	3mo	$225,000	$153	53
1503 Wilderness Ln	0.51mi	4/2.0 (+1)	1,209 (-10%)	1mo	$135,000	$112	53
1904 Croydon Cir	0.70mi	3/2.0	1,396 (+4%)	8mo	$203,500	$146	51
1755 Sonia Dr	0.50mi	3/2.0	1,460 (+9%)	11mo	$182,000	$125	50
1877 Pebble Lake Dr	0.44mi	3/2.0	1,485 (+11%)	12mo	$172,500	$116	49
5290 Austin St	0.62mi	2/2.0 (-1)	1,202 (-10%)	2mo	$172,500	$144	46
1833 Dry Creek Cir	0.69mi	3/1.0	1,155 (-14%)	3mo	$120,000	$104	41
4653 Bonnett Cir	0.67mi	2/2.0 (-1)	1,458 (+9%)	9mo	$221,000	$152	39

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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-11,466
• Equity at exit: $25,198

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $21,810
• Equity at exit: $14,612

Cash invested: $47,320 (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 35235

• Home prices YoY: -21.1%
• Rents YoY: 5.4%
• Active inventory: 115
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$886
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $191

Break-even live

Break-even rent $1,300

Max offer price $169,000

Occupancy floor 83%

Sensitivity live

Price	-10% $287	-5% $239	+0% $191	+5% $144	+10% $96
Rent	-10% $70	-5% $130	+0% $191	+5% $252	+10% $313
Rate	-1.0pp $276	-0.5pp $234	base $191	+0.5pp $148	+1.0pp $103

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1733 Molly Dr Birmingham, AL	4.0	1.5	1570	$1,460	$0.93	12d	1	0.11mi
1808 Brewster Rd Birmingham, AL	4.0	2.0	1548	$1,515	$0.98	45d	1	0.34mi
1753 Tall Oak Cir Birmingham, AL	3.0	2.0	1380	$1,225	$0.89	5d	1	0.35mi
1729 Tall Oak Cir Birmingham, AL	3.0	2.0	1403	$1,630	$1.16	3d	1	0.37mi
1830 Christian St Birmingham, AL	3.0	2.0	1468	$1,375	$0.94	4d	1	0.44mi
1748 Sonia Dr Birmingham, AL	4.0	2.0	1401	$1,395	$1.00	45d	1	0.54mi
1760 Sonia Dr Birmingham, AL	3.0	2.0	1550	$1,635	$1.05	3d	1	0.55mi
1516 Highland Dr Birmingham, AL	4.0	2.0	1104	$1,675	$1.52	16d	1	0.60mi
1868 Carraway St Birmingham, AL	3.0	2.0	1819	$1,500	$0.82	25d	1	0.69mi
1421 Brewster Cir Birmingham, AL	3.0	2.0	1439	$1,525	$1.06	3d	1	0.69mi
1761 Big Mountain Dr Birmingham, AL	4.0	2.0	1632	$1,575	$0.97	46d	1	0.73mi
1819 Valley Run Cir Birmingham, AL	4.0	2.5	1694	$1,761	$1.04	45d	1	0.82mi
1817 Lyle Dr Birmingham, AL	4.0	2.0	1361	$1,605	$1.18	25d	1	0.83mi
1814 Valley Run Cir Birmingham, AL	3.0	1.0	1025	$1,350	$1.32	45d	1	0.84mi
1440 Hickory Ln Birmingham, AL	3.0	2.0	1448	$1,625	$1.12	3d	1	0.87mi
1935 Springlake Ct Unit 1 Birmingham, AL	2.0	1.5	1152	$1,095	$0.95	45d	1	0.88mi
1845 Stonehenge Dr Birmingham, AL	3.0	2.0	1358	$1,323	$0.97	16d	1	0.97mi
2025 Brewster Rd Birmingham, AL	3.0	2.0	1369	$1,450	$1.06	25d	1	1.03mi
1700 Serene Dr Birmingham, AL	4.0	1.5	1543	$1,630	$1.06	3d	1	1.07mi
1328 Oak Ter Birmingham, AL	3.0	2.0	1772	$1,581	$0.89	13d	1	1.11mi
744 Vaughn Cir Birmingham, AL	4.0	2.0	1516	$1,561	$1.03	25d	1	1.13mi
856 Parkbrook Trl Birmingham, AL	1.0–3.0	1.0–2.0	925	$1,180	$1.28	3d	10	1.23mi
1235 Little Brook Ln Birmingham, AL	3.0	2.0	1787	$2,400	$1.34	45d	1	1.25mi
1360 Orlando Cir NE Birmingham, AL	3.0	2.0	1489	$1,455	$0.98	25d	1	1.28mi
509 20th Ave NE Center Point, AL	3.0	1.5	1008	$1,200	$1.19	25d	1	1.35mi
1340 Orlando Cir NE Birmingham, AL	3.0	2.0	1329	$1,166	$0.88	25d	1	1.36mi
341 Argonne Dr NE Center Point, AL	3.0	1.0	1040	$1,300	$1.25	4d	1	1.37mi
2202 Cheshire Dr Birmingham, AL	3.0	2.5	1536	$1,325	$0.86	4d	1	1.46mi
413 20th Ct NE Center Point, AL	3.0	1.5	1540	$1,375	$0.89	45d	1	1.49mi

Listing history 31 events

1. 2026-06-22
   days on market $169,000 Active 271 DOM
2. 2026-06-18
   days on market $169,000 Active 268 DOM
3. 2026-06-17
   days on market $169,000 Active 267 DOM
4. 2026-06-16
   days on market $169,000 Active 266 DOM
5. 2026-06-15
   days on market $169,000 Active 265 DOM
6. 2026-06-13
   days on market $169,000 Active 263 DOM
7. 2026-06-10
   days on market $169,000 Active 260 DOM
8. 2026-06-09
   days on market $169,000 Active 259 DOM
9. 2026-06-08
   days on market $169,000 Active 258 DOM
10. 2026-06-07
    days on market $169,000 Active 257 DOM
11. 2026-06-03
    days on market $169,000 Active 253 DOM
12. 2026-06-02
    days on market $169,000 Active 252 DOM
13. 2026-06-01
    days on market $169,000 Active 251 DOM
14. 2026-05-31
    days on market $169,000 Active 250 DOM
15. 2025-12-14
    price $169,000 271-char remark

    Show marketing remark (271 chars)

    Beautiful 3 bedroom, 1.5 bath home featuring beautiful refinished hardwood floors, large fenced in backyard, large back deck and an additional storage building. There have been updates done throughout the home. Conveniently located to downtown Trussville shopping/dining.

16. 2025-12-14
    price $169,000

    Show marketing remark (271 chars)

    Beautiful 3 bedroom, 1.5 bath home featuring beautiful refinished hardwood floors, large fenced in backyard, large back deck and an additional storage building. There have been updates done throughout the home. Conveniently located to downtown Trussville shopping/dining.

17. 2025-11-13
    price $175,000

    Show marketing remark (271 chars)

    Beautiful 3 bedroom, 1.5 bath home featuring beautiful refinished hardwood floors, large fenced in backyard, large back deck and an additional storage building. There have been updates done throughout the home. Conveniently located to downtown Trussville shopping/dining.

18. 2025-11-13
    price $175,000 271-char remark

    Show marketing remark (271 chars)

    Beautiful 3 bedroom, 1.5 bath home featuring beautiful refinished hardwood floors, large fenced in backyard, large back deck and an additional storage building. There have been updates done throughout the home. Conveniently located to downtown Trussville shopping/dining.

19. 2025-10-21
    price $186,000 271-char remark

    Show marketing remark (271 chars)

    Beautiful 3 bedroom, 1.5 bath home featuring beautiful refinished hardwood floors, large fenced in backyard, large back deck and an additional storage building. There have been updates done throughout the home. Conveniently located to downtown Trussville shopping/dining.

20. 2025-10-21
    price $186,000

    Show marketing remark (271 chars)

    Beautiful 3 bedroom, 1.5 bath home featuring beautiful refinished hardwood floors, large fenced in backyard, large back deck and an additional storage building. There have been updates done throughout the home. Conveniently located to downtown Trussville shopping/dining.

21. 2025-09-23
    listed $189,900 Active 271-char remark

    Show marketing remark (271 chars)

    Beautiful 3 bedroom, 1.5 bath home featuring beautiful refinished hardwood floors, large fenced in backyard, large back deck and an additional storage building. There have been updates done throughout the home. Conveniently located to downtown Trussville shopping/dining.

22. 2023-10-13
    listed $199,900 Active
23. 2021-02-15
    soldstatus $140,000 Sold
24. 2021-01-13
    historical Contingent
25. 2021-01-12
    listed $125,000 Active
26. 2020-12-27
    historical $125,000
27. 2019-02-28
    soldstatus $112,000 Sold
28. 2019-02-19
    soldstatus $112,140
29. 2019-01-28
    historical Contingent
30. 2019-01-22
    listed $110,000 Active
31. 2007-03-26
    soldstatus $107,500

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $842 · $70/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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,504
• − Mortgage interest: −$9,467
• − Property taxes: −$842
• − Insurance: −$845
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$4,916
• Taxable loss: −$527
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $2,422/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

• County: Jefferson County · 527,445 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 20,526
• Household income: $63,295
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 941.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 30% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -54.62%
• Current HPI: 204.6532
• Rent YoY: ▲ 5.39%
• 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

+57.2% since first listed

17 events — show timeline

• 2025-12-14 Price Changed $169,000 VMLS
• 2025-12-14 Price Changed $169,000 Greater Alabama MLS
• 2025-11-13 Price Changed $175,000 Greater Alabama MLS
• 2025-11-13 Price Changed $175,000 VMLS
• 2025-10-21 Price Changed $186,000 VMLS
• 2025-10-21 Price Changed $186,000 Greater Alabama MLS
• 2025-09-23 Listed $189,900 VMLS
• 2023-10-13 Listed $199,900 VMLS
• 2021-02-15 Sold (MLS) $140,000 Greater Alabama MLS
• 2021-01-13 Contingent — Greater Alabama MLS
• 2021-01-12 Listed $125,000 Greater Alabama MLS
• 2020-12-27 Coming Soon $125,000 Greater Alabama MLS
• 2019-02-28 Sold (MLS) $112,000 Greater Alabama MLS
• 2019-02-19 Sold (Public Records) $112,140 Public Records
• 2019-01-28 Contingent — Greater Alabama MLS
• 2019-01-22 Listed $110,000 Greater Alabama MLS
• 2007-03-26 Sold (Public Records) $107,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $842 · +0.0% YoY. Source: county tax records.