2237 Ishkooda Rd SW · Birmingham, AL 35211

$101,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 40 Days on market

Built 1935 9,147 sqft lot $89/sqft · 146% above area Est $85k · 19% over

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Why this score? — see what drove the D+ 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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

This property is an investors dream. Two properties for one price. The property at 2237 Ishkooda Rd, includes 2 dwellings. The Seller will include the sale for property at parcel ID 2900201008006.000 for 2237 Ishkooda Rd. SW, Birmingham AL 35211 and 2900201008005.000 for 2229 Ishkooda Rd. , SW, Birmingham AL 35211. Do not disturb, please call for showing.

Key facts

• 9,147 sq ft lot
• Built 1935
• Listed 40 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Underground utilities; Internet service available
• Home design: Existing single-family residence; Four-sided brick construction; Crawl space foundation
• Construction: 4-side brick construction
• Exterior features: Open patio; Porch; Garden/patio area; Open deck; Corner lot

Interior

• Kitchen: Solid surface countertops
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom with tub/shower combination
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; One wood-burning fireplace with brick surround in the great room; Window treatments remain; No additional interior specialty features listed
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $98k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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-, crime F, employment 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.
• Zoned schools: Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents soft (-0.0%/yr); 152 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 38% 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 $698 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 40 days — a 3% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $101k implies a 1022% 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 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 $97,970 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.10% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $84,847
• List price: $101,000
• Delta: 19.04%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1657 19th Pl	0.47mi	3/1.0 (+1)	1,074 (-6%)	3mo	$40,000	$37	61
2404 Ishkooda Rd SW	0.32mi	3/1.0 (+1)	1,275 (+12%)	6mo	$80,000	$63	55
1729 Cedar Ave SW	0.41mi	3/2.0 (+1)	1,200 (+6%)	9mo	$265,000	$221	55
2412 Lawn Ave SW	0.24mi	3/1.0 (+1)	975 (-14%)	9mo	$60,000	$62	53
2703 Dawson Ave SW	0.45mi	3/1.0 (+1)	1,188 (+5%)	18mo	$99,900	$84	52
2436 Powderly Ave SW	0.53mi	2/1.0	966 (-15%)	2mo	$32,500	$34	48
2308 Mayfield Ave	0.52mi	3/1.0 (+1)	1,064 (-6%)	18mo	$54,000	$51	45
1509 22nd St SW	0.47mi	2/1.0	996 (-12%)	17mo	$24,000	$24	44
1641 18th St SW	0.58mi	3/1.0 (+1)	1,035 (-9%)	13mo	$125,000	$121	43
2816 Brookhaven Ave SW	0.65mi	2/2.0	1,288 (+13%)	22mo	$20,000	$16	25

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-8,398
• Equity at exit: $15,059

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-5,359
• Equity at exit: $8,733

Cash invested: $28,280 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$530
• Tax est. 1.5%: −$126 /mo · $1,515/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $176

Break-even live

Break-even rent $884

Max offer price $101,000

Occupancy floor 79%

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2005 Snavely Ave SW Birmingham, AL	3.0	2.0	1380	$1,150	$0.83	43d	1	0.24mi
1845 Henry Crumpton Dr Birmingham, AL	3.0	1.0	1000	$895	$0.90	3d	1	0.34mi
2432 Ishkooda Rd SW Birmingham, AL	3.0	1.0	1075	$1,150	$1.07	43d	1	0.43mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	23d	1	0.47mi
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	23d	1	0.48mi
2113 Rambow Ave SW Birmingham, AL	2.0	1.0	838	$1,250	$1.49	43d	1	0.50mi
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	43d	1	0.53mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	23d	1	0.57mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	43d	1	0.66mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	43d	1	0.68mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	43d	1	0.69mi
1838 31st St SW Birmingham, AL	3.0	2.0	1400	$1,223	$0.87	15d	1	0.73mi
2300 31st St SW Unit ENSLEY2316 A Birmingham, AL	2.0	1.0	750	$1,000	$1.33	2d	1	0.73mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	21d	1	0.79mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	11d	1	0.79mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	0.87mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	43d	1	0.92mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	15d	1	0.97mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	1d	1	0.97mi
2805 32nd Way SW Birmingham, AL	3.0	1.0	792	$900	$1.14	43d	1	1.00mi
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	43d	1	1.01mi
2804 32nd Way SW Birmingham, AL	3.0	1.0	840	$900	$1.07	43d	1	1.02mi
3332 Walnut Ave SW Birmingham, AL	3.0	1.0	1339	$750	$0.56	19d	1	1.04mi
3400 Walnut Ave SW Birmingham, AL	3.0	1.0	1133	$1,200	$1.06	43d	1	1.11mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	2d	1	1.13mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	43d	1	1.15mi
914 21st St SW Birmingham, AL	3.0	1.0	784	$1,200	$1.53	21d	1	1.18mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	43d	1	1.23mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	43d	1	1.26mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	44d	1	1.32mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	43d	1	1.32mi
3616 Maple Ave SW Birmingham, AL	2.0	1.0	1488	$950	$0.64	43d	1	1.38mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	1.40mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	43d	1	1.41mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	23d	1	1.45mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	19d	1	1.47mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	43d	1	1.47mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	19d	1	1.49mi
5808 Court O Birmingham, AL	3.0	1.5	1227	$1,100	$0.90	43d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $101,000 Active 40 DOM
2. 2026-06-17
   days on market $101,000 Active 39 DOM
3. 2026-06-16
   days on market $101,000 Active 38 DOM
4. 2026-06-15
   days on market $101,000 Active 37 DOM
5. 2026-06-13
   days on market $101,000 Active 35 DOM
6. 2026-06-10
   days on market $101,000 Active 32 DOM
7. 2026-06-09
   days on market $101,000 Active 31 DOM
8. 2026-06-08
   days on market $101,000 Active 30 DOM
9. 2026-06-07
   days on market $101,000 Active 29 DOM
10. 2026-06-03
    days on market $101,000 Active 25 DOM
11. 2026-06-02
    days on market $101,000 Active 24 DOM
12. 2026-06-01
    days on market $101,000 Active 23 DOM
13. 2026-05-31
    days on market $101,000 Active 22 DOM
14. 2026-05-09
    listed $101,000 Active 358-char remark
15. 1991-04-05
    soldstatus $9,000
16. 1980-06-01
    soldstatus $9,660

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $13,272
• − Mortgage interest: −$5,658
• − Property taxes: −$1,515
• − Insurance: −$505
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,938
• Taxable income: $533
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $1,981/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

+945.5% since first listed

3 events — show timeline

• 2026-05-09 Listed $101,000 Greater Alabama MLS
• 1991-04-05 Sold (Public Records) $9,000 Public Records
• 1980-06-01 Sold (Public Records) $9,660 Public Records