221 10th Ct N · Birmingham, AL 35204

$39,999

4 bd · 1.0 ba · 1,784 sqft · SingleFamily public records · 119 Days on market

Built 1935 Fair condition 10,018 sqft lot $22/sqft · 66% below area ↓ 23% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

Great opportunity in Birmingham! This 4 bedroom, 3 bathroom home is full of potential and ready for your vision. The property needs some work but provides a solid space and a great layout for renovation or rental potential. Conveniently located close to town, shopping, dining, and major roadways. This property is priced to sell quickly, as-is. Don't miss the chance to make this property yours!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1935

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.6% vs local median 6.1% 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: 70 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 42% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $532 of equity ($276 loan paydown + $256 appreciation (0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; 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 $36,399 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.08% ✓
• Cap rate: 25.55%
• Cash-on-cash: 68.78%
• DSCR: 4.06
• GRM: 2.7

CMA / ARV

• ARV (median comp): $117,149
• List price: $39,999
• Delta: -65.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 13th Ave N	0.56mi	4/2.0	1,746 (-2%)	2mo	$65,000	$37	64
900 Center St	0.36mi	3/1.0 (-1)	1,760 (-1%)	17mo	$78,000	$44	62
1500 12th Ave N	0.71mi	4/1.0	1,869 (+5%)	1mo	$28,000	$15	58
1109 Center St N	0.26mi	3/2.5 (-1)	1,946 (+9%)	6mo	$230,000	$118	56
425 12th Ave	0.73mi	3/2.0 (-1)	1,786 (+0%)	1mo	$113,900	$64	56
1145 Center St N	0.33mi	3/2.0 (-1)	2,021 (+13%)	0mo	$209,000	$103	53
350 14th Ct N	0.66mi	3/2.0 (-1)	1,820 (+2%)	18mo	$60,000	$33	42
217 13th Ter N	0.53mi	3/1.5 (-1)	1,908 (+7%)	22mo	$95,000	$50	38
205 14th Ct	0.63mi	3/2.0 (-1)	2,014 (+13%)	4mo	$145,000	$72	37
944 4th St W	0.63mi	3/2.0 (-1)	1,560 (-13%)	4mo	$170,000	$109	37
116 W Bankhead Hwy	0.54mi	4/3.0	1,980 (+11%)	22mo	$205,500	$104	30

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

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.4%
• Equity multiple: 4.66×
• Total profit: $40,986
• Equity at exit: $12,913

10-year hold

• IRR: 72.7%
• Equity multiple: 9.50×
• Total profit: $95,211
• Equity at exit: $16,600

Cash invested: $11,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 10 under contract
• Months of supply: 3.7 mo (27%/mo absorbed)
• Median asking: $90,000 ($50/sqft)
• Median days on market: 105 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +31.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35204

• Home prices YoY: 0.3%
• Active inventory: 70
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$210
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $642

Break-even live

Break-even rent $419

Max offer price $39,999

Occupancy floor 43%

Sensitivity live

Price	-10% $665	-5% $653	+0% $642	+5% $631	+10% $619
Rent	-10% $545	-5% $593	+0% $642	+5% $691	+10% $739
Rate	-1.0pp $662	-0.5pp $652	base $642	+0.5pp $632	+1.0pp $621

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: $10,000
• Closing costs: $1,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 4th Pl N Birmingham, AL	3.0	2.0	1565	$1,150	$0.73	93d	1	0.35mi
1216 4th Pl N Birmingham, AL	3.0	2.0	1565	$1,050	$0.67	46d	1	0.35mi
963 3rd St W Birmingham, AL	3.0	2.0	1444	$1,295	$0.90	72d	1	0.50mi
451 2nd St N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	93d	1	0.61mi
1317 11th St N Birmingham, AL	3.0	1.0	1340	$1,200	$0.90	93d	1	0.62mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	65d	1	0.75mi
854 5th St W Birmingham, AL	3.0	1.0	1501	$1,275	$0.85	93d	1	0.76mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	93d	1	0.83mi
451 2nd Ave N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	72d	1	0.97mi
1608 18th Pl N Birmingham, AL	3.0	2.0	1243	$795	$0.64	41d	1	1.09mi
1430 19th St N Birmingham, AL	5.0	2.0	1976	$1,300	$0.66	93d	1	1.09mi
1742 17th St N Unit 2 Birmingham, AL	3.0	2.0	1300	$1,500	$1.15	65d	1	1.11mi
1900 15th Ct N Birmingham, AL	4.0	2.0	1748	$1,425	$0.82	93d	1	1.18mi
600 19th St N Unit 602 Birmingham, AL	3.0	2.0	1375	$2,970	$2.16	16d	1	1.18mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–2.0	1120	$3,550	$3.17	65d	30	1.20mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–3.0	1398	$4,560	$3.26	68d	83	1.20mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$775	$0.60	46d	1	1.24mi
608 Fulton Ave SW Birmingham, AL	3.0	1.0	1271	$1,300	$1.02	93d	1	1.36mi
1581 Druid Hill Dr Birmingham, AL	3.0	1.0	1466	$1,195	$0.82	17d	1	1.39mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	93d	1	1.41mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,099	$0.86	39d	1	1.43mi
1114 7th Ave W Birmingham, AL	3.0	1.0	1598	$1,280	$0.80	30d	1	1.43mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,023	$0.81	19d	1	1.49mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	93d	1	1.49mi

Listing history 35 events

1. 2026-07-07
   days on market $39,999 Active 119 DOM
2. 2026-07-06
   days on market $39,999 Active 118 DOM
3. 2026-07-05
   days on market $39,999 Active 117 DOM
4. 2026-07-03
   days on market $39,999 Active 115 DOM
5. 2026-07-02
   days on market $39,999 Active 114 DOM
6. 2026-07-01
   days on market $39,999 Active 113 DOM
7. 2026-06-30
   days on market $39,999 Active 112 DOM
8. 2026-06-29
   days on market $39,999 Active 111 DOM
9. 2026-06-28
   days on market $39,999 Active 110 DOM
10. 2026-06-27
    days on market $39,999 Active 109 DOM
11. 2026-06-27
    days on market $39,999 Active 108 DOM
12. 2026-06-25
    days on market $39,999 Active 106 DOM
13. 2026-06-22
    days on market $39,999 Active 104 DOM
14. 2026-06-21
    days on market $39,999 Active 103 DOM
15. 2026-06-18
    days on market $39,999 Active 100 DOM
16. 2026-06-17
    days on market $39,999 Active 99 DOM
17. 2026-06-16
    days on market $39,999 Active 98 DOM
18. 2026-06-15
    days on market $39,999 Active 97 DOM
19. 2026-06-13
    days on market $39,999 Active 95 DOM
20. 2026-06-10
    days on market $39,999 Active 92 DOM
21. 2026-06-09
    days on market $39,999 Active 91 DOM
22. 2026-06-08
    days on market $39,999 Active 90 DOM
23. 2026-06-07
    days on market $39,999 Active 89 DOM
24. 2026-06-03
    pricedays on market $39,999 Active 85 DOM
25. 2026-06-02
    days on market $45,000 Active 84 DOM
26. 2026-06-01
    days on market $45,000 Active 83 DOM
27. 2026-05-31
    days on market $45,000 Active 82 DOM
28. 2026-05-12
    price $46,000 396-char remark

    Show marketing remark (396 chars)

    Great opportunity in Birmingham! This 4 bedroom, 3 bathroom home is full of potential and ready for your vision. The property needs some work but provides a solid space and a great layout for renovation or rental potential. Conveniently located close to town, shopping, dining, and major roadways. This property is priced to sell quickly, as-is. Don't miss the chance to make this property yours!

29. 2026-05-06
    price $49,000 396-char remark

    Show marketing remark (396 chars)

    Great opportunity in Birmingham! This 4 bedroom, 3 bathroom home is full of potential and ready for your vision. The property needs some work but provides a solid space and a great layout for renovation or rental potential. Conveniently located close to town, shopping, dining, and major roadways. This property is priced to sell quickly, as-is. Don't miss the chance to make this property yours!

30. 2026-04-28
    price $49,999 396-char remark

    Show marketing remark (396 chars)

    Great opportunity in Birmingham! This 4 bedroom, 3 bathroom home is full of potential and ready for your vision. The property needs some work but provides a solid space and a great layout for renovation or rental potential. Conveniently located close to town, shopping, dining, and major roadways. This property is priced to sell quickly, as-is. Don't miss the chance to make this property yours!

31. 2026-04-21
    price $54,000 396-char remark

    Show marketing remark (396 chars)

    Great opportunity in Birmingham! This 4 bedroom, 3 bathroom home is full of potential and ready for your vision. The property needs some work but provides a solid space and a great layout for renovation or rental potential. Conveniently located close to town, shopping, dining, and major roadways. This property is priced to sell quickly, as-is. Don't miss the chance to make this property yours!

32. 2026-04-15
    price $55,000 396-char remark

    Show marketing remark (396 chars)

    Great opportunity in Birmingham! This 4 bedroom, 3 bathroom home is full of potential and ready for your vision. The property needs some work but provides a solid space and a great layout for renovation or rental potential. Conveniently located close to town, shopping, dining, and major roadways. This property is priced to sell quickly, as-is. Don't miss the chance to make this property yours!

33. 2026-03-30
    price $55,999 396-char remark

    Show marketing remark (396 chars)

    Great opportunity in Birmingham! This 4 bedroom, 3 bathroom home is full of potential and ready for your vision. The property needs some work but provides a solid space and a great layout for renovation or rental potential. Conveniently located close to town, shopping, dining, and major roadways. This property is priced to sell quickly, as-is. Don't miss the chance to make this property yours!

34. 2026-03-21
    price $57,999 396-char remark

    Show marketing remark (396 chars)

    Great opportunity in Birmingham! This 4 bedroom, 3 bathroom home is full of potential and ready for your vision. The property needs some work but provides a solid space and a great layout for renovation or rental potential. Conveniently located close to town, shopping, dining, and major roadways. This property is priced to sell quickly, as-is. Don't miss the chance to make this property yours!

35. 2026-03-10
    listed $59,999 Active 396-char remark

    Show marketing remark (396 chars)

    Great opportunity in Birmingham! This 4 bedroom, 3 bathroom home is full of potential and ready for your vision. The property needs some work but provides a solid space and a great layout for renovation or rental potential. Conveniently located close to town, shopping, dining, and major roadways. This property is priced to sell quickly, as-is. Don't miss the chance to make this property yours!

ⓘ 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: $1,251 · $104/mo
• Projected year-2 tax: $1,251 · $104/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 7/10 Severe 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,774
• − Mortgage interest: −$2,241
• − Property taxes: −$1,251
• − Insurance: −$200
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$1,164
• Taxable income: $7,555
• Est. tax owed @ 24.0%: −$1,813
• After-tax cash flow: $5,890/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $44,600–$80,280 screening

This 4-bedroom, 3-bathroom home requires moderate renovations to stabilize the structure and improve its curb appeal, making it a solid investment opportunity.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and peeling paint.
• Major Windows (windows) — The windows have peeling paint and appear to be in poor condition.
• Major Exterior (exterior) — The exterior walls and trim show significant wear and tear, with peeling paint and possible structural issues.

Repairs flagged

• Major roof shingles — Significant damage
• Major exterior paint — Severe peeling
• Major awning — Significant wear

Value-add opportunities

• Both repair roof shingles — Stabilizes structure and improves curb appeal ↑
• Both repair exterior paint — Enhances curb appeal and property value ↑
• Both replace awning — Improves curb appeal and functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 7/100

Zoned Schools

Elementary Tuggle Elementary School F AL #591/627 Nat'l #39,587/41,679 Middle Wilkerson Middle School F AL #235/257 Nat'l #13,509/14,009 High Parker High School F AL #291/305 Nat'l #17,145/17,239

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

C Composite livability gradescore 67/100

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 · 669,185 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 8,953
• Household income: $35,420
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 7% Hispanic / Latino 5% Two or more races 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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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: ▲ 0.64%
• Current HPI: 201.0777
• Rent YoY: —
• Metro: Birmingham-Hoover, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-23.3% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $46,000 Greater Alabama MLS
• 2026-05-06 Price Changed $49,000 Greater Alabama MLS
• 2026-04-28 Price Changed $49,999 Greater Alabama MLS
• 2026-04-21 Price Changed $54,000 Greater Alabama MLS
• 2026-04-15 Price Changed $55,000 Greater Alabama MLS
• 2026-03-30 Price Changed $55,999 Greater Alabama MLS
• 2026-03-21 Price Changed $57,999 Greater Alabama MLS
• 2026-03-10 Listed $59,999 Greater Alabama MLS

Property tax history

+3.8%/yr

Latest (2025): $1,251 · +0.0% YoY. Source: county tax records.