3021 Border St · Birmingham, AL 35208

$19,900

2 bd · 1.0 ba · 883 sqft · SingleFamily public records · 217 Days on market

Built 1944 5,227 sqft lot $23/sqft · 69% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Great opportunity to invest in this home with great potential. Sold As-Is. The buyer must sign the Hold Harmless Agreement to view the property!

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Built 1944

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 43.0% 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-, 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: 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $20k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $17,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 4.67% ✓
• Cap rate: 43.05%
• Cash-on-cash: 131.27%
• DSCR: 6.84
• GRM: 1.8

CMA / ARV

• ARV (median comp): $68,511
• List price: $19,900
• Delta: -70.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 Madison Ave SW	0.61mi	3/1.0 (+1)	887 (+0%)	15mo	$117,000	$132	54
1324 1st Ct W	0.35mi	2/1.0	978 (+11%)	22mo	$27,900	$29	48
2301 27th St	0.74mi	2/1.0	917 (+4%)	23mo	$53,000	$58	40
1722 Decatur Ave	0.65mi	3/1.0 (+1)	948 (+7%)	23mo	$84,500	$89	33
2915 Avenue X	0.68mi	2/1.0	996 (+13%)	24mo	$66,000	$66	27

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: —
• Equity multiple: 8.13×
• Total profit: $39,735
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 19.51×
• Total profit: $103,123
• Equity at exit: $1,721

Cash invested: $5,572 (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: 1.8×

Monthly cashflow live

• Estimated rent: $929 high
• Mortgage (P&I): −$104
• Tax from tax record: −$12 /mo · $141/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $610

Break-even live

Break-even rent $157

Max offer price $19,900

Occupancy floor 29%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	43d	1	0.18mi
2916 24th Street Ensley Birmingham, AL	2.0	1.0	850	$590	$0.69	23d	1	0.26mi
219 12th St W Birmingham, AL	2.0	1.0	800	$799	$1.00	23d	1	0.54mi
132 17th St SW Birmingham, AL	2.0	1.0	738	$945	$1.28	43d	1	0.58mi
2421 29th Street Ensley Unit C Birmingham, AL	2.0	1.0	950	$703	$0.74	23d	1	0.60mi
2621 20th Street Ensley Birmingham, AL	3.0	1.0	1117	$1,295	$1.16	43d	1	0.62mi
2329 30th Street Ensley Birmingham, AL	2.0	1.0	917	$990	$1.08	23d	1	0.65mi
2661 Bush Blvd Birmingham, AL	3.0	2.0	1024	$1,200	$1.17	43d	1	0.65mi
3012 Avenue X Unit C Birmingham, AL	3.0	1.0	620	$650	$1.05	11d	1	0.66mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	0.76mi
1024 4th Ave W Unit B Birmingham, AL	2.0	1.0	840	$823	$0.98	43d	1	0.77mi
2037 26th Street Ensley Birmingham, AL	3.0	1.0	1074	$995	$0.93	43d	1	0.82mi
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	43d	1	0.82mi
1000 4th Ave W Unit 4 Birmingham, AL	2.0	1.0	840	$823	$0.98	23d	1	0.82mi
521 16th St SW Unit 523 Birmingham, AL	2.0	1.0	800	$800	$1.00	43d	1	0.83mi
908 4th Ave W Birmingham, AL	2.0	1.0	700	$745	$1.06	23d	1	0.89mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	23d	1	0.94mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	11d	1	1.08mi
1100 Cotton Ave SW Unit b Birmingham, AL	2.0	1.5	816	$988	$1.21	43d	1	1.09mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	43d	1	1.15mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	580	$600	$1.03	11d	1	1.15mi
914 14th St SW Unit A Birmingham, AL	1.0	1.0	577	$600	$1.04	23d	1	1.15mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	577	$700	$1.21	23d	1	1.15mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	870	$800	$0.92	43d	1	1.15mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	800	$800	$1.00	11d	1	1.15mi
916 14th St SW Unit A Birmingham, AL	2.0	1.0	870	$800	$0.92	23d	1	1.15mi
624 4th Ct W Birmingham, AL	3.0	1.5	992	$1,250	$1.26	43d	1	1.17mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	3d	1	1.21mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	43d	1	1.22mi
1316 Court R Birmingham, AL	3.0	1.0	904	$900	$1.00	10d	1	1.24mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	43d	1	1.25mi
1616 28th Street Ensley Birmingham, AL	3.0	1.0	1081	$1,100	$1.02	43d	1	1.28mi
1306 Avenue R Unit R Birmingham, AL	3.0	1.0	980	$950	$0.97	3d	1	1.30mi
1306 Avenue R Unit R Birmingham, AL	3.0	1.0	980	$950	$0.97	43d	1	1.30mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	23d	1	1.31mi
1609 Pike Rd Birmingham, AL	2.0	1.5	820	$800	$0.98	19d	5	1.31mi
2610 Avenue P Birmingham, AL	3.0	2.0	1014	$850	$0.84	43d	1	1.35mi
413 Fulton Ave SW Birmingham, AL	3.0	1.0	940	$525	$0.56	2d	1	1.38mi
1624 19th Street Ensley Apt B Birmingham, AL	2.0	1.0	676	$875	$1.29	23d	1	1.39mi
1521 27th Street Ensley Birmingham, AL	3.0	2.0	1120	$1,000	$0.89	43d	1	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $19,900 Active 217 DOM
2. 2026-06-17
   days on market $19,900 Active 216 DOM
3. 2026-06-16
   days on market $19,900 Active 215 DOM
4. 2026-06-15
   days on market $19,900 Active 214 DOM
5. 2026-06-13
   pricedays on market $19,900 Active 212 DOM
6. 2026-06-10
   days on market $29,000 Active 209 DOM
7. 2026-06-09
   days on market $29,000 Active 208 DOM
8. 2026-06-08
   days on market $29,000 Active 207 DOM
9. 2026-06-07
   days on market $29,000 Active 206 DOM
10. 2026-06-03
    days on market $29,000 Active 202 DOM
11. 2026-06-02
    days on market $29,000 Active 201 DOM
12. 2026-06-01
    days on market $29,000 Active 200 DOM
13. 2026-05-31
    days on market $29,000 Active 199 DOM
14. 2026-03-19
    price $29,000 144-char remark

    Show marketing remark (144 chars)

    Great opportunity to invest in this home with great potential. Sold As-Is. The buyer must sign the Hold Harmless Agreement to view the property!

15. 2025-11-10
    listed $35,000 Active 144-char remark

    Show marketing remark (144 chars)

    Great opportunity to invest in this home with great potential. Sold As-Is. The buyer must sign the Hold Harmless Agreement to view the property!

16. 2022-12-22
    soldstatus $6,623 Sold 256-char remark

    Show marketing remark (256 chars)

    Great investment opportunity in the FANTASTIC area! Whether you're looking for a rental, section 8 property, first time homeowner, fix and flip or anything else that this great street has to offer. Home needs significant repairs and is a handyman special.

17. 2022-12-17
    historical Contingent 256-char remark

    Show marketing remark (256 chars)

    Great investment opportunity in the FANTASTIC area! Whether you're looking for a rental, section 8 property, first time homeowner, fix and flip or anything else that this great street has to offer. Home needs significant repairs and is a handyman special.

18. 2022-12-17
    price $10,000 256-char remark

    Show marketing remark (256 chars)

    Great investment opportunity in the FANTASTIC area! Whether you're looking for a rental, section 8 property, first time homeowner, fix and flip or anything else that this great street has to offer. Home needs significant repairs and is a handyman special.

19. 2022-11-29
    status Active 256-char remark

    Show marketing remark (256 chars)

    Great investment opportunity in the FANTASTIC area! Whether you're looking for a rental, section 8 property, first time homeowner, fix and flip or anything else that this great street has to offer. Home needs significant repairs and is a handyman special.

20. 2022-11-20
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Great investment opportunity in the FANTASTIC area! Whether you're looking for a rental, section 8 property, first time homeowner, fix and flip or anything else that this great street has to offer. Home needs significant repairs and is a handyman special.

21. 2022-10-26
    historical Contingent 256-char remark

    Show marketing remark (256 chars)

    Great investment opportunity in the FANTASTIC area! Whether you're looking for a rental, section 8 property, first time homeowner, fix and flip or anything else that this great street has to offer. Home needs significant repairs and is a handyman special.

22. 2022-10-16
    listed $21,000 Active 256-char remark

    Show marketing remark (256 chars)

    Great investment opportunity in the FANTASTIC area! Whether you're looking for a rental, section 8 property, first time homeowner, fix and flip or anything else that this great street has to offer. Home needs significant repairs and is a handyman special.

23. 2021-08-03
    soldstatus $10,000 Sold
24. 2021-06-19
    price $18,998
25. 2021-05-06
    price $18,999
26. 2021-04-14
    listed $19,000 Active

ⓘ 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: $141 · $12/mo
• Projected year-2 tax: $141 · $12/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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,148
• − Mortgage interest: −$1,115
• − Property taxes: −$141
• − Insurance: −$100
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$579
• Taxable income: $7,431
• Est. tax owed @ 24.0%: −$1,783
• After-tax cash flow: $5,531/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

+52.6% since first listed

13 events — show timeline

• 2026-03-19 Price Changed $29,000 Greater Alabama MLS
• 2025-11-10 Listed $35,000 Greater Alabama MLS
• 2022-12-22 Sold (MLS) $6,623 Greater Alabama MLS
• 2022-12-17 Contingent — Greater Alabama MLS
• 2022-12-17 Price Changed $10,000 Greater Alabama MLS
• 2022-11-29 Relisted — Greater Alabama MLS
• 2022-11-20 Pending — Greater Alabama MLS
• 2022-10-26 Contingent — Greater Alabama MLS
• 2022-10-16 Listed $21,000 Greater Alabama MLS
• 2021-08-03 Sold (MLS) $10,000 Greater Alabama MLS
• 2021-06-19 Price Changed $18,998 Greater Alabama MLS
• 2021-05-06 Price Changed $18,999 Greater Alabama MLS
• 2021-04-14 Listed $19,000 Greater Alabama MLS

Property tax history

-10.5%/yr

Latest (2025): $141 · +0.0% YoY. Source: county tax records.