2509 College Ave SW · Birmingham, AL 35211

$42,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 29 Days on market

Built 1920 7,840 sqft lot Est $67k · 38% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling All Investors. No lockbox on property. Home is boarded up. Enter at your own risk. Seller is out of state and has no knowledge about inside condition of home. Property is being sold As Is. No repairs to be done. Buyer to verify all items of importance. Entrance will only be allowed with accepted offer and proof of funds. Please call agent 205-587-1097 serious inquiries only. No sign in yard. Buyer to confirm all matters of importance. Seller is asking for highest and best by Sunday at 5pm. All offers to be reviewed with seller at that time. Thanks

Key facts

• Fully gutted
• Huge level back yard
• 7,840 sq ft lot

Tags

• FULLY GUTTED
• READY TO BE RENOVATED
• HUGE LEVEL BACK YARD

Property features AI

Finance

• Other: Subdivision: POWDERLY
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Security: No specific security features listed
• Utilities: Public water; Connected sewer; Internet service availability unknown
• Home design: Existing construction; Single-story living areas (rooms listed at level 1)
• Construction: Wood construction; Crawl space foundation
• Exterior features: No pool; No patio; No decks; No garden/patio; Not waterfront; Flood plain: no; Lot view: no; Approximately 0.18 acres

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Two bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: Two full bathrooms with tub/shower combos
• Heating & cooling: No heat; No air conditioning
• Interior features: Vinyl flooring; Ceilings: other (see remarks); No additional interior features listed
• Laundry & utility: Main-level laundry with washer hookup and electric dryer hookup; Laundry space described as other (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.6% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $290 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $7k; list at $42k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,370 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 2.62% ✓
• Cap rate: 23.64%
• Cash-on-cash: 61.95%
• DSCR: 3.76
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $67,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2703 Dawson Ave SW	0.14mi	3/1.0 (+1)	1,188 (+4%)	18mo	$99,900	$84	68
2412 Lawn Ave SW	0.11mi	3/1.0 (+1)	975 (-15%)	9mo	$60,000	$62	58
1657 19th Pl	0.56mi	3/1.0 (+1)	1,074 (-6%)	3mo	$40,000	$37	56
3329 Park Ave SW	0.67mi	3/1.0 (+1)	1,176 (+3%)	6mo	$59,900	$51	54
3200 SW Cedar Ave	0.66mi	3/1.0 (+1)	1,144 (0%)	18mo	$90,000	$79	49
2308 Mayfield Ave	0.44mi	3/1.0 (+1)	1,064 (-7%)	18mo	$54,000	$51	48
3245 Balsam Ave	0.66mi	3/1.0 (+1)	1,114 (-3%)	15mo	$13,000	$12	47
3116 Steiner Ave SW	0.74mi	2/1.0	1,218 (+6%)	9mo	$25,000	$21	47
2820 Wesley Ave SW	0.61mi	3/1.0 (+1)	1,048 (-8%)	11mo	$62,000	$59	44
1509 22nd St SW	0.45mi	2/1.0	996 (-13%)	17mo	$24,000	$24	43
3208 Cedar Ave SW	0.67mi	3/1.0 (+1)	1,232 (+8%)	11mo	$82,000	$67	42
2404 Ishkooda Rd SW	0.64mi	3/1.0 (+1)	1,275 (+12%)	6mo	$80,000	$63	41

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: 57.5%
• Equity multiple: 3.44×
• Total profit: $28,639
• Equity at exit: $6,262

10-year hold

• IRR: 61.3%
• Equity multiple: 6.30×
• Total profit: $62,278
• Equity at exit: $3,631

Cash invested: $11,760 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$220
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $607

Break-even live

Break-even rent $330

Max offer price $42,000

Occupancy floor 40%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	43d	1	0.33mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	23d	1	0.33mi
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	43d	1	0.35mi
1838 31st St SW Birmingham, AL	3.0	2.0	1400	$1,223	$0.87	15d	1	0.38mi
2300 31st St SW Unit ENSLEY2316 A Birmingham, AL	2.0	1.0	750	$1,000	$1.33	2d	1	0.42mi
2005 Snavely Ave SW Birmingham, AL	3.0	2.0	1380	$1,150	$0.83	43d	1	0.43mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	23d	1	0.48mi
1845 Henry Crumpton Dr Birmingham, AL	3.0	1.0	1000	$895	$0.90	3d	1	0.66mi
2113 Rambow Ave SW Birmingham, AL	2.0	1.0	838	$1,250	$1.49	43d	1	0.66mi
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	43d	1	0.73mi
3332 Walnut Ave SW Birmingham, AL	3.0	1.0	1339	$750	$0.56	19d	1	0.74mi
2805 32nd Way SW Birmingham, AL	3.0	1.0	792	$900	$1.14	43d	1	0.75mi
2432 Ishkooda Rd SW Birmingham, AL	3.0	1.0	1075	$1,150	$1.07	43d	1	0.75mi
2804 32nd Way SW Birmingham, AL	3.0	1.0	840	$900	$1.07	43d	1	0.77mi
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	23d	1	0.80mi
3400 Walnut Ave SW Birmingham, AL	3.0	1.0	1133	$1,200	$1.06	43d	1	0.81mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	2d	1	0.83mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	43d	1	0.84mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	43d	1	0.87mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	0.90mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	1d	1	0.93mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	43d	1	0.96mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	43d	1	0.96mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	21d	1	0.99mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	11d	1	0.99mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	44d	1	1.04mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	43d	1	1.05mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	43d	1	1.05mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	15d	1	1.05mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	43d	1	1.10mi
3616 Maple Ave SW Birmingham, AL	2.0	1.0	1488	$950	$0.64	43d	1	1.12mi
914 21st St SW Birmingham, AL	3.0	1.0	784	$1,200	$1.53	21d	1	1.17mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	43d	1	1.19mi
5808 Court O Birmingham, AL	3.0	1.5	1227	$1,100	$0.90	43d	1	1.20mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	19d	1	1.21mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	43d	1	1.23mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	43d	1	1.24mi
3729 Maple Ave SW Birmingham, AL	3.0	2.0	1008	$1,200	$1.19	43d	1	1.25mi
1272 Meadow Ln Birmingham, AL	2.0	1.0	744	$800	$1.08	43d	1	1.25mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	23d	1	1.26mi

Listing history 20 events

1. 2026-06-18
   days on market $42,000 Active 29 DOM
2. 2026-06-17
   days on market $42,000 Active 28 DOM
3. 2026-06-16
   days on market $42,000 Active 27 DOM
4. 2026-06-15
   days on market $42,000 Active 26 DOM
5. 2026-06-13
   days on market $42,000 Active 24 DOM
6. 2026-06-10
   days on market $42,000 Active 21 DOM
7. 2026-06-09
   days on market $42,000 Active 20 DOM
8. 2026-06-08
   days on market $42,000 Active 19 DOM
9. 2026-06-07
   days on market $42,000 Active 18 DOM
10. 2026-06-03
    days on market $42,000 Active 14 DOM
11. 2026-06-02
    days on market $42,000 Active 13 DOM
12. 2026-06-01
    days on market $42,000 Active 12 DOM
13. 2026-05-31
    days on market $42,000 Active 11 DOM
14. 2026-05-20
    listed $42,000 Active
15. 2024-02-21
    soldstatus $7,000 Sold 561-char remark

    Show marketing remark (561 chars)

    Calling All Investors. No lockbox on property. Home is boarded up. Enter at your own risk. Seller is out of state and has no knowledge about inside condition of home. Property is being sold As Is. No repairs to be done. Buyer to verify all items of importance. Entrance will only be allowed with accepted offer and proof of funds. Please call agent 205-587-1097 serious inquiries only. No sign in yard. Buyer to confirm all matters of importance. Seller is asking for highest and best by Sunday at 5pm. All offers to be reviewed with seller at that time. Thanks

16. 2024-02-20
    soldstatus $7,000 Sold 272-char remark

    Show marketing remark (272 chars)

    Investors Special! As-Is. Do not Enter. Property is not safe to enter. It is boarded up without a lockbox. Entrance will only be allowed with accepted offer and proof of funds. No currently in yard will be placed by end of week. Buyer to confirm all matters of importance.

17. 2024-02-07
    status Pending 561-char remark

    Show marketing remark (561 chars)

    Calling All Investors. No lockbox on property. Home is boarded up. Enter at your own risk. Seller is out of state and has no knowledge about inside condition of home. Property is being sold As Is. No repairs to be done. Buyer to verify all items of importance. Entrance will only be allowed with accepted offer and proof of funds. Please call agent 205-587-1097 serious inquiries only. No sign in yard. Buyer to confirm all matters of importance. Seller is asking for highest and best by Sunday at 5pm. All offers to be reviewed with seller at that time. Thanks

18. 2024-01-29
    listed $8,000 Active 561-char remark

    Show marketing remark (561 chars)

    Calling All Investors. No lockbox on property. Home is boarded up. Enter at your own risk. Seller is out of state and has no knowledge about inside condition of home. Property is being sold As Is. No repairs to be done. Buyer to verify all items of importance. Entrance will only be allowed with accepted offer and proof of funds. Please call agent 205-587-1097 serious inquiries only. No sign in yard. Buyer to confirm all matters of importance. Seller is asking for highest and best by Sunday at 5pm. All offers to be reviewed with seller at that time. Thanks

19. 2023-09-09
    historical 272-char remark

    Show marketing remark (272 chars)

    Investors Special! As-Is. Do not Enter. Property is not safe to enter. It is boarded up without a lockbox. Entrance will only be allowed with accepted offer and proof of funds. No currently in yard will be placed by end of week. Buyer to confirm all matters of importance.

20. 2023-09-05
    listed $8,000 Active 272-char remark

    Show marketing remark (272 chars)

    Investors Special! As-Is. Do not Enter. Property is not safe to enter. It is boarded up without a lockbox. Entrance will only be allowed with accepted offer and proof of funds. No currently in yard will be placed by end of week. Buyer to confirm all matters of importance.

ⓘ 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: $277 · $23/mo
• Projected year-2 tax: $277 · $23/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 7/10 Severe 7 d/yr ≥106°F today · 20 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: $13,184
• − Mortgage interest: −$2,353
• − Property taxes: −$277
• − Insurance: −$210
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$1,222
• Taxable income: $7,013
• Est. tax owed @ 24.0%: −$1,683
• After-tax cash flow: $5,602/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

+425.0% since first listed

7 events — show timeline

• 2026-05-20 Listed $42,000 Greater Alabama MLS
• 2024-02-21 Sold (MLS) $7,000 Greater Alabama MLS
• 2024-02-20 Sold (MLS) $7,000 Greater Alabama MLS
• 2024-02-07 Pending — Greater Alabama MLS
• 2024-01-29 Listed $8,000 Greater Alabama MLS
• 2023-09-09 Delisted — Greater Alabama MLS
• 2023-09-05 Listed $8,000 Greater Alabama MLS

Property tax history

-1.9%/yr

Latest (2025): $277 · -31.8% YoY. Source: county tax records.