1308 Oakland Ave · Birmingham, AL 35218

$89,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 76 Days on market

Built 1950 7,405 sqft lot Est $63k · 42% 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 +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Appreciation +4.2/10.0
• 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

Listing remarks MLS

Attention Investors-Cute Bungalow Home in Ensley Highlands that would make a great rental property. 2 bedrooms and 1 full bath, living room and kitchen. This home will not last so make your way over to check it out. ..

Key facts

• New kitchen cabinets
• Modern fixtures
• 7,405 sq ft lot

Tags

• REFINISHED HARDWOOD FLOORS
• MODERN FIXTURES
• NEW KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $127 ($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 $85k (6.0% below list).
• Recommended offer: $85k (6.0% 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.
• 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: Minor Elementary School (math 0% / reading 14%, grade F, #601 of 627 statewide, top 98%, 454 students, 90% FRL).
• Market conditions: 50 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 33% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $622 of loan paydown is wiped out by about $1k 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 76 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $90k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1950 — 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. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $63,168
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1429 31st Street Ensley	0.18mi	2/1.0	720 (+7%)	7mo	$30,000	$42	73
1424 33rd Street Ensley	0.23mi	2/1.0	720 (+7%)	9mo	$67,830	$94	70

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

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-913
• Equity at exit: $19,395

10-year hold

• IRR: 6.4%
• Equity multiple: 1.58×
• Total profit: $14,579
• Equity at exit: $18,460

Cash invested: $25,172 (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 35218

• Home prices YoY: -0.9%
• Active inventory: 50
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $845 high
• Mortgage (P&I): −$471
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $127

Break-even live

Break-even rent $685

Max offer price $89,900

Occupancy floor 80%

Sensitivity live

Price	-10% $177	-5% $152	+0% $127	+5% $101	+10% $76
Rent	-10% $60	-5% $93	+0% $127	+5% $160	+10% $193
Rate	-1.0pp $172	-0.5pp $149	base $127	+0.5pp $103	+1.0pp $80

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1348 41st Street Ensley Unit B Birmingham, AL	1.0	1.0	460	$723	$1.57	20d	1	0.45mi
1521 22nd Street Ensley Unit B Birmingham, AL	2.0	1.0	750	$875	$1.17	25d	1	0.62mi
1001 21st Street Ensley Unit B Birmingham, AL	2.0	1.0	700	$725	$1.04	17d	1	0.69mi
1624 19th Street Ensley Apt B Birmingham, AL	2.0	1.0	676	$875	$1.29	25d	1	0.94mi
3012 Avenue X Unit C Birmingham, AL	3.0	1.0	620	$650	$1.05	13d	1	1.10mi
1045 57th St Birmingham, AL	1.0	1.0	700	$775	$1.11	45d	1	1.42mi
5712 Monte Sano Rd Birmingham, AL	2.0	1.0	700	$900	$1.29	45d	1	1.43mi
5710 Monte Sano Dr Birmingham, AL	2.0	1.0	700	$950	$1.36	45d	1	1.44mi
5714 Court M Unit 5720 Birmingham, AL	1.0	1.0	600	$700	$1.17	45d	1	1.44mi

Listing history 10 events

1. 2024-07-24
   status Pending
2. 2024-06-21
   price $89,900
3. 2024-06-12
   price $94,900
4. 2024-05-18
   price $99,900
5. 2024-05-08
   listed $104,000 Active
6. 2023-08-25
   soldstatus $35,501 Sold 218-char remark

   Show marketing remark (218 chars)

   Attention Investors-Cute Bungalow Home in Ensley Highlands that would make a great rental property. 2 bedrooms and 1 full bath, living room and kitchen. This home will not last so make your way over to check it out. ..

7. 2023-07-26
   status Pending 218-char remark

   Show marketing remark (218 chars)

   Attention Investors-Cute Bungalow Home in Ensley Highlands that would make a great rental property. 2 bedrooms and 1 full bath, living room and kitchen. This home will not last so make your way over to check it out. ..

8. 2023-07-07
   listed $29,400 Active 218-char remark

   Show marketing remark (218 chars)

   Attention Investors-Cute Bungalow Home in Ensley Highlands that would make a great rental property. 2 bedrooms and 1 full bath, living room and kitchen. This home will not last so make your way over to check it out. ..

9. 1985-01-10
   soldstatus $26,500
10. 1973-06-01
    soldstatus $11,000

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $389 · $32/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $10,145
• − Mortgage interest: −$5,036
• − Property taxes: −$389
• − Insurance: −$450
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$2,615
• Taxable income: $32
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $1,511/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): 6,981
• Household income: $30,739
• Rent vs Own: 63.9% rent · 36.1% own
• Severe rent burden: 621.0

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 (76%)
• Race & ethnicity: Black 76% Two or more races 17% White 5% Hispanic / Latino 4%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 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: ▼ -1.54%
• Current HPI: 170.4053
• Rent YoY: —
• 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

+717.3% since first listed

10 events — show timeline

• 2024-07-24 Pending — Greater Alabama MLS
• 2024-06-21 Price Changed $89,900 Greater Alabama MLS
• 2024-06-12 Price Changed $94,900 Greater Alabama MLS
• 2024-05-18 Price Changed $99,900 Greater Alabama MLS
• 2024-05-08 Listed $104,000 Greater Alabama MLS
• 2023-08-25 Sold (MLS) $35,501 Greater Alabama MLS
• 2023-07-26 Pending — Greater Alabama MLS
• 2023-07-07 Listed $29,400 Greater Alabama MLS
• 1985-01-10 Sold (Public Records) $26,500 Public Records
• 1973-06-01 Sold (Public Records) $11,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $389 · -49.2% YoY. Source: county tax records.