805 Meadowbrook Dr · Birmingham, AL 35215

$99,000

3 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 13 Days on market

Built 1950 0.25 ac lot Est $117k · 15% under

---

Why this score? — see what drove the B 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 +28.3/30.0
• ARV discount +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home offering a welcoming curb appeal with its classic exterior, shutters, and inviting front entry. Inside, the layout provides a comfortable flow with a cozy living area centered around a fireplace, creating a warm and relaxing atmosphere. The kitchen and adjoining spaces offer functionality with room to tailor to your personal style. Step outside to a rear deck, perfect for enjoying morning coffee or entertaining guests while overlooking the yard. The property also features a manageable lot with mature trees adding character and shade. With its solid presence and inviting features, this home presents a great opportunity for buyers seeking to add their own visio

Key facts

• Manageable lot
• Cozy living area
• Local amenities

Tags

• COZY LIVING AREA
• FIREPLACE
• REAR DECK
• MATURE TREES
• MANAGEABLE LOT
• LOCAL AMENITIES

Property features AI

Finance

• Other: Property sits on approximately 0.25 acre
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Sewer connected; Electric water heater; Unknown internet service availability
• Home design: Existing construction; Single-story rooms listed (main level living); Not a tri-level, split-level, split-foyer, loft, log home, or waterfront property
• Construction: Siding (other); Crawl space foundation
• Exterior features: Fenced yard; Covered deck

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Gas stove
• Bedrooms: Multiple bedrooms located on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom with separate shower
• Heating & cooling: Central heating; Central electric cooling; Ceiling fans
• Interior features: Carpet and hardwood floors; Ceilings: see remarks; Wood-burning fireplace with brick surround in the living room; No attic; No additional interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup and electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 10.1% 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: Huffman High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 1,147 students, 72% FRL).
• Market conditions: Rents rising (+3.0%/yr); 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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 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 $99,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $116,772
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 Meadowbrook Dr	0.03mi	3/1.0	1,112 (+6%)	1mo	$149,900	$135	88
936 Parkway Dr	0.23mi	2/1.0 (-1)	1,062 (+1%)	3mo	$104,500	$98	81
508 Camellia Rd	0.56mi	3/1.0	1,048 (-0%)	6mo	$20,000	$19	68
437 Dalton Dr	0.36mi	3/2.0	1,002 (-5%)	4mo	$103,000	$103	68
756 Meadowbrook Dr	0.12mi	3/1.0	1,172 (+11%)	9mo	$130,000	$111	68
201 Carol Dr	0.55mi	3/1.0	1,096 (+4%)	2mo	$154,000	$141	66
940 Meadowbrook Dr	0.27mi	4/1.0 (+1)	1,149 (+9%)	6mo	$108,000	$94	62
744 Rose Dr NE	0.64mi	3/1.0	1,008 (-4%)	5mo	$135,000	$134	60
937 Five Mile Rd	0.27mi	3/1.0	1,198 (+14%)	12mo	$75,000	$63	54
932 Five Mile Rd	0.27mi	3/1.5	1,200 (+14%)	11mo	$97,500	$81	53
153 Rose Dr	0.66mi	3/1.0	984 (-6%)	12mo	$119,000	$121	49
827 Hillcrest Rd	0.61mi	3/2.0	1,151 (+9%)	9mo	$157,500	$137	44

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $4,170
• Equity at exit: $14,761

10-year hold

• IRR: 13.4%
• Equity multiple: 2.08×
• Total profit: $29,807
• Equity at exit: $8,560

Cash invested: $27,720 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 336
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$519
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $317

Break-even live

Break-even rent $834

Max offer price $99,000

Occupancy floor 69%

Sensitivity live

Price	-10% $373	-5% $345	+0% $317	+5% $289	+10% $260
Rent	-10% $219	-5% $268	+0% $317	+5% $365	+10% $414
Rate	-1.0pp $366	-0.5pp $342	base $317	+0.5pp $291	+1.0pp $265

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 Sunset Dr Birmingham, AL	3.0	1.0	992	$1,000	$1.01	45d	1	0.06mi
832 Meadowbrook Dr Birmingham, AL	3.0	2.0	1228	$1,225	$1.00	25d	1	0.08mi
912 Meadowbrook Dr Birmingham, AL	3.0	1.0	1178	$1,100	$0.93	45d	1	0.16mi
932 Five Mile Rd Birmingham, AL	3.0	1.5	1200	$1,175	$0.98	20d	1	0.25mi
940 Meadowbrook Dr Birmingham, AL	4.0	1.0	1149	$1,300	$1.13	45d	1	0.26mi
945 Elizabeth Dr Birmingham, AL	3.0	1.0	1227	$1,125	$0.92	4d	1	0.28mi
628 Annie Laura Dr Birmingham, AL	3.0	1.0	844	$1,195	$1.42	45d	1	0.31mi
529 Robison Dr Birmingham, AL	2.0	1.0	960	$960	$1.00	22d	1	0.32mi
603 Camp Ct Birmingham, AL	3.0	1.0	936	$1,300	$1.39	45d	1	0.56mi
216 Sanford Dr Birmingham, AL	3.0	1.5	1134	$1,200	$1.06	45d	1	0.57mi
736 Gene Reed Rd Birmingham, AL	3.0	2.0	1353	$1,220	$0.90	45d	1	0.57mi
201 Rose Dr Birmingham, AL	3.0	1.0	972	$1,100	$1.13	17d	1	0.58mi
520 Camellia Rd Birmingham, AL	3.0	1.0	1053	$1,100	$1.04	4d	1	0.59mi
726 Orchard Rd Birmingham, AL	3.0	1.0	1120	$1,095	$0.98	45d	1	0.68mi
1112 Violet Dr Birmingham, AL	3.0	2.0	1414	$1,600	$1.13	13d	1	0.75mi
208 Sam Pate Dr Birmingham, AL	3.0	2.0	988	$1,385	$1.40	3d	1	0.76mi
957 Hickory Cir Birmingham, AL	3.0	2.0	1364	$1,195	$0.88	4d	1	0.76mi
9228 Brookhurst Dr Birmingham, AL	3.0	1.0	1146	$999	$0.87	45d	1	0.84mi
9844 Greenlee Rd Birmingham, AL	3.0	1.0	1046	$950	$0.91	45d	1	0.84mi
252 Westwood Dr Birmingham, AL	3.0	1.5	1124	$1,400	$1.25	3d	1	0.87mi
221 Lawson Rd Birmingham, AL	3.0	1.5	1102	$1,325	$1.20	25d	1	0.91mi
433 Orchid Rd Birmingham, AL	3.0	1.0	1162	$1,255	$1.08	17d	1	0.93mi
204 McCormick Ave Birmingham, AL	3.0	1.0	880	$980	$1.11	4d	1	0.94mi
316 Pine St Birmingham, AL	3.0	1.0	1232	$1,100	$0.89	45d	1	0.96mi
241 Mamie Ln Birmingham, AL	3.0	2.0	1242	$1,495	$1.20	4d	1	0.96mi
837 Wear Dr Birmingham, AL	3.0	2.0	936	$1,295	$1.38	3d	1	0.97mi
252 Meadowdale Ave Birmingham, AL	3.0	1.0	920	$995	$1.08	45d	1	0.99mi
848 Old Trail Rd Birmingham, AL	2.0	1.5	930	$925	$0.99	25d	1	1.01mi
209 Tucker Ave Birmingham, AL	3.0	1.0	1044	$1,100	$1.05	45d	1	1.03mi
600 Sundale Dr Birmingham, AL	2.0	1.0	950	$800	$0.84	45d	1	1.05mi
120 Shawnee Ln NW Birmingham, AL	3.0	1.0	1120	$1,075	$0.96	45d	1	1.06mi
217 Killough Dr Birmingham, AL	3.0	2.0	1212	$1,200	$0.99	16d	1	1.06mi
1153 Linwood St Birmingham, AL	3.0	2.0	1250	$1,295	$1.04	4d	1	1.16mi
426 Buckingham Cir Birmingham, AL	2.0	1.5	1080	$1,013	$0.94	45d	1	1.19mi
925 Eldorado Dr Birmingham, AL	3.0	1.0	1312	$1,231	$0.94	45d	1	1.21mi
1225 Birchwood St Birmingham, AL	3.0	2.0	1092	$1,175	$1.08	4d	1	1.25mi
1028 Broadmoor Dr Birmingham, AL	3.0	1.0	1079	$1,085	$1.01	4d	1	1.26mi
1232 Oakwood St Birmingham, AL	3.0	1.5	1301	$1,223	$0.94	25d	1	1.26mi
1237 Linwood St Birmingham, AL	3.0	1.5	1066	$995	$0.93	45d	1	1.30mi
1301 5th Pl NW Center Point, AL	3.0	1.0	1170	$1,100	$0.94	4d	1	1.31mi

Listing history 9 events

1. 2026-06-21
   days on market $99,000 Active 13 DOM
2. 2026-06-18
   days on market $99,000 Active 10 DOM
3. 2026-06-17
   days on market $99,000 Active 9 DOM
4. 2026-06-16
   days on market $99,000 Active 8 DOM
5. 2026-06-15
   days on market $99,000 Active 7 DOM
6. 2026-06-13
   days on market $99,000 Active 5 DOM
7. 2026-06-10
   days on market $99,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $99,000 Active 1 DOM

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,183 · $99/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 2/10 Low
• 🌡 Heat 6/10 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: $14,818
• − Mortgage interest: −$5,546
• − Property taxes: −$1,183
• − Insurance: −$495
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,880
• Taxable income: $2,344
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,236/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): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+42.4% since first listed

11 events — show timeline

• 2026-05-15 Listed $99,000 Greater Alabama MLS
• 2025-12-19 Sold (Public Records) $951,400 Public Records
• 2025-07-27 Rental Removed $995 APPFOLIO
• 2025-06-29 Listed for Rent $995 APPFOLIO
• 2023-12-19 Rental Removed $895 APPFOLIO
• 2023-12-01 Listed for Rent $895 APPFOLIO
• 2018-10-25 Sold (Public Records) $42,500 Public Records
• 2010-03-31 Sold (Public Records) $46,500 Public Records
• 2005-04-25 Sold (Public Records) $78,700 Public Records
• 2004-04-01 Sold (Public Records) $54,000 Public Records
• 1999-05-17 Sold (Public Records) $69,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,183 · +3.9% YoY. Source: county tax records.