1520 Graymont Ave W · Birmingham, AL 35208

$92,900

4 bd · 1.0 ba · 1,686 sqft · SingleFamily public records · 39 Days on market

Built 1925 6,969 sqft lot $55/sqft · 15% below area Est $110k · 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 +30.0/30.0
• ARV discount +14.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

WOW WHAT A RARE FIND! HOME HAS SO MUCH TO OFFER.

Key facts

• 6,969 sq ft lot
• Built 1925
• Listed 39 days

Property features AI

Finance

• Financial info: Down payment assistance available; Fire, garbage, and library fees included
• HOA & community: No association fees

Exterior

• Parking: On-street parking
• Utilities: Private water; Connected sewer; Internet service availability unknown
• Home design: Existing/previously built home; 4-side brick construction; Basement foundation
• Construction: 4-side brick construction; Basement foundation; Daylight basement
• Exterior features: Interior lot; Fireplace (exterior listing notes); No pool, patio, decks, or garden/patio listed; Public road access

Interior

• Kitchen: Laminate countertops
• Bedrooms: Multiple bedrooms located on main level
• Flooring: Carpet
• Bathrooms: One full bathroom with tub/shower combo (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet floors; Ceilings: other (see remarks); Brick fireplace in the living room; Some window treatments to remain; Full daylight basement (all unfinished); Attic present
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Parker High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 826 students, 90% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 122 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; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 41% of the median local income ($39k/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 $642 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 + 7.2% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,113 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1925 — 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. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.19%
• DSCR: 1.72
• GRM: 5.9

CMA / ARV

• ARV (median comp): $109,615
• List price: $92,900
• Delta: -15.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1532 Graymont Ave W	0.03mi	3/1.0 (-1)	1,913 (+14%)	9mo	$75,000	$39	64
2854 20th St W	0.37mi	3/1.5 (-1)	1,634 (-3%)	10mo	$62,000	$38	62
1330 Bush Blvd W	0.21mi	3/1.0 (-1)	1,523 (-10%)	11mo	$170,000	$112	60
2720 23rd St W	0.70mi	3/1.0 (-1)	1,692 (+0%)	6mo	$45,000	$27	57
3100 Pike Rd	0.25mi	3/1.0 (-1)	1,461 (-13%)	6mo	$81,000	$55	56
1620 5th Ave W	0.31mi	3/2.0 (-1)	1,436 (-15%)	3mo	$220,000	$153	49
2684 20th Street Ensley	0.59mi	3/1.0 (-1)	1,596 (-5%)	18mo	$98,000	$61	43
2309 Eufaula Ave	0.60mi	4/1.0	1,454 (-14%)	12mo	$79,000	$54	39
2733 17th St W	0.53mi	4/2.0	1,900 (+13%)	14mo	$164,500	$87	38
2744 21st St	0.60mi	3/2.0 (-1)	1,521 (-10%)	16mo	$75,000	$49	34
2725 23rd St	0.71mi	4/2.0	1,897 (+12%)	17mo	$108,000	$57	28
2837 24th St	0.67mi	3/1.0 (-1)	1,440 (-15%)	15mo	$63,000	$44	26

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 · 7.24% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.51×
• Total profit: $13,168
• Equity at exit: $13,852

10-year hold

• IRR: 24.3%
• Equity multiple: 3.56×
• Total profit: $66,506
• Equity at exit: $8,032

Cash invested: $26,012 (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 35208

• Home prices YoY: -18.1%
• Rents YoY: 7.2%
• Active inventory: 122
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$487
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $351

Break-even live

Break-even rent $864

Max offer price $92,900

Occupancy floor 68%

Sensitivity live

Price	-10% $404	-5% $377	+0% $351	+5% $325	+10% $298
Rent	-10% $248	-5% $299	+0% $351	+5% $403	+10% $454
Rate	-1.0pp $398	-0.5pp $375	base $351	+0.5pp $327	+1.0pp $302

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1532 Graymont Ave W Birmingham, AL	4.0	2.0	1913	$1,150	$0.60	44d	1	0.06mi
1642 Graymont Ave W Birmingham, AL	3.0	1.0	1219	$1,090	$0.89	3d	1	0.22mi
3113 Pike Rd Birmingham, AL	3.0	2.0	1143	$1,275	$1.12	44d	1	0.25mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	44d	1	0.35mi
1230 4th Ter W Birmingham, AL	3.0	2.0	1540	$1,000	$0.65	44d	1	0.39mi
1701 4th Ter W Birmingham, AL	4.0	2.5	1977	$1,550	$0.78	24d	1	0.39mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,073	$0.85	2d	1	0.43mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	44d	1	0.46mi
1720 Cullman Ave Unit 3 Birmingham, AL	3.0	2.0	1174	$950	$0.81	44d	1	0.51mi
1720 Cullman Ave Unit 2 Birmingham, AL	3.0	1.0	1174	$899	$0.77	22d	1	0.51mi
1108 4th Ct W Birmingham, AL	3.0	2.0	1623	$1,125	$0.69	3d	1	0.54mi
2920 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1800	$1,050	$0.58	24d	1	0.57mi
2309 Eufaula Ave Birmingham, AL	4.0	2.0	1454	$1,395	$0.96	24d	1	0.59mi
2304 Eufaula Ave Birmingham, AL	3.0	1.0	1381	$980	$0.71	44d	1	0.60mi
2714 17th Street Ensley Birmingham, AL	4.0	2.0	1976	$1,553	$0.79	4d	1	0.63mi
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	44d	1	0.64mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$1,075	$0.89	24d	1	0.70mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1692	$1,500	$0.89	20d	1	0.70mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1350	$1,500	$1.11	4d	1	0.70mi
2621 20th Street Ensley Birmingham, AL	3.0	1.0	1117	$1,295	$1.16	44d	1	0.72mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	4d	1	0.76mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	44d	1	0.76mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	24d	1	0.76mi
2523 16th street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1584	$1,300	$0.82	44d	1	0.78mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$930	$0.72	44d	1	0.86mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	44d	1	0.87mi
2511 20th Place Ensley Unit ENSLEY Birmingham, AL	5.0	2.0	1794	$1,400	$0.78	3d	1	0.87mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	2d	1	0.89mi
2335 20th Place Ensley Birmingham, AL	5.0	2.0	1800	$1,850	$1.03	24d	1	0.92mi
2335 20th Place Ensley Birmingham, AL	5.0	2.0	1800	$1,850	$1.03	12d	1	0.92mi
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	24d	1	0.94mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	44d	1	0.95mi
2528 25th Street Ensley Birmingham, AL	3.0	1.0	1563	$1,100	$0.70	44d	1	0.96mi
854 5th St W Birmingham, AL	3.0	1.0	1501	$1,275	$0.85	44d	1	1.03mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	16d	1	1.06mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	44d	1	1.06mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,125	$0.88	24d	1	1.14mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	44d	1	1.17mi
2213 25th Street Ensley Birmingham, AL	4.0	2.0	1197	$1,150	$0.96	11d	1	1.18mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	12d	1	1.19mi

Listing history 18 events

1. 2026-06-17
   status $92,900 Pending 39 DOM
2. 2026-06-17
   days on market $92,900 Contingent 39 DOM
3. 2026-06-16
   days on market $92,900 Contingent 38 DOM
4. 2026-06-15
   days on market $92,900 Contingent 37 DOM
5. 2026-06-13
   days on market $92,900 Contingent 35 DOM
6. 2026-06-10
   days on market $92,900 Contingent 32 DOM
7. 2026-06-09
   days on market $92,900 Contingent 31 DOM
8. 2026-06-08
   days on market $92,900 Contingent 30 DOM
9. 2026-06-07
   statusdays on market $92,900 Contingent 29 DOM
10. 2026-06-03
    days on market $92,900 Active 25 DOM
11. 2026-06-02
    days on market $92,900 Active 24 DOM
12. 2026-06-01
    days on market $92,900 Active 23 DOM
13. 2026-05-31
    days on market $92,900 Active 22 DOM
14. 2026-05-08
    listed $92,900 Active 49-char remark
15. 2006-03-20
    soldstatus $94,000
16. 2005-08-22
    soldstatus $55,500
17. 2001-10-15
    soldstatus $68,000
18. 1998-03-26
    soldstatus $65,000

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 6 d/yr ≥106°F today · 16 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: $15,702
• − Mortgage interest: −$5,204
• − Property taxes: −$1,882
• − Insurance: −$464
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,703
• Taxable income: $2,937
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,507/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): 13,412
• Household income: $38,561
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 573.0

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 (94%)
• Race & ethnicity: Black 94% White 4% Hispanic / Latino 2% Two or more races 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -33.99%
• Current HPI: 153.414
• Rent YoY: ▲ 7.24%
• 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

+42.9% since first listed

7 events — show timeline

• 2026-06-17 Pending — Greater Alabama MLS
• 2026-06-05 Contingent — Greater Alabama MLS
• 2026-05-08 Listed $92,900 Greater Alabama MLS
• 2006-03-20 Sold (Public Records) $94,000 Public Records
• 2005-08-22 Sold (Public Records) $55,500 Public Records
• 2001-10-15 Sold (Public Records) $68,000 Public Records
• 1998-03-26 Sold (Public Records) $65,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,882 · +0.0% YoY. Source: county tax records.