204 52nd St N · Birmingham, AL 35212

$94,999

3 bd · 1.0 ba · 1,265 sqft · SingleFamily public records · 27 Days on market

Built 1928 10,018 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• 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

Charming bungalow in Birmingham's Woodlawn neighborhood! This 2BR/1BA home features beautiful hardwood floors, a spacious kitchen with plenty of cabinet space, a stunning tiled bathroom with soaking tub, and a welcoming covered front porch. Property is being sold as-is but shows well and has tremendous potential. Buyer to verify all information including square footage, schools, and room dimensions. Contact the listing agent for access.

Key facts

• Covered front porch
• Soaking tub
• Spacious kitchen

Tags

• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• TILED BATHROOM
• SOAKING TUB
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Lot size approximately 0.23 acres; Subdivision: WHITLE J J

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Connected sewer; Underground utilities; Gas water heater
• Home design: Existing construction; Single-story rooms (main level layout); Siding - wood exterior
• Construction: Crawl space foundation; Wood siding construction
• Exterior features: No pool, patio, decks, or garden/patio indicated; Not waterfront

Interior

• Kitchen: Laminate countertops; Gas cooktop
• Bedrooms: Bedrooms located on main level
• Flooring: Hardwood
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Space heaters; Window air conditioning units
• Interior features: 9 ft. + ceilings; Hardwood floors; No special interior features noted
• Laundry & utility: Main-level laundry room; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Oliver K5 School (math 37% / reading 37%, grade F, #267 of 627 statewide, top 45%, 389 students, 87% FRL); Woodlawn High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 738 students, 91% FRL).
• Market conditions: 81 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• At $1,400/mo this rent would consume 46% of the median local household income ($37k/yr) (locally 798% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $95k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $93,574 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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: 1.47% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.49%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $255,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 49th St N	0.21mi	3/2.0	1,231 (-3%)	1mo	$200,000	$162	81
829 49th St N	0.20mi	3/2.0	1,322 (+4%)	1mo	$205,000	$155	78
837 49th St N	0.21mi	3/2.0	1,322 (+4%)	2mo	$200,000	$151	77
832 49th St N	0.24mi	3/2.0	1,322 (+4%)	2mo	$195,000	$148	76
4831 2nd Ave N	0.24mi	3/2.0	1,400 (+11%)	2mo	$249,900	$179	65
5617 5th Ct S	0.63mi	3/1.0	1,236 (-2%)	2mo	$369,000	$299	65
616 52nd St S	0.51mi	3/1.0	1,355 (+7%)	3mo	$210,000	$155	62
5327 7th Ave S	0.66mi	3/1.0	1,159 (-8%)	3mo	$296,900	$256	53
4910 3rd Ave S	0.47mi	3/1.0	1,088 (-14%)	3mo	$219,900	$202	53
620 49th St S	0.65mi	2/2.0 (-1)	1,332 (+5%)	2mo	$399,000	$300	50
5104 8th Ct S	0.69mi	2/2.0 (-1)	1,330 (+5%)	1mo	$350,000	$263	49
612 54th St S	0.57mi	3/2.0	1,426 (+13%)	2mo	$405,000	$284	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $17,748
• Equity at exit: $14,165

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $58,068
• Equity at exit: $8,214

Cash invested: $26,600 (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 35212

• Active inventory: 81
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$498
• Tax from tax record: −$47 /mo · $570/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $521

Break-even live

Break-even rent $741

Max offer price $94,999

Occupancy floor 58%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 52nd St N Birmingham, AL	2.0	1.0	1430	$1,200	$0.84	43d	1	0.05mi
821 50th St N Birmingham, AL	3.0	1.5	1416	$1,523	$1.08	1d	1	0.16mi
222 49th St N Birmingham, AL	3.0	2.0	1556	$1,800	$1.16	23d	1	0.26mi
236 48th St N Birmingham, AL	3.0	2.0	1318	$1,750	$1.33	2d	1	0.30mi
941 47th Pl N Birmingham, AL	3.0	1.0	879	$950	$1.08	23d	1	0.38mi
934 47th St N Birmingham, AL	3.0	1.0	972	$1,000	$1.03	23d	1	0.49mi
620 52nd St S Birmingham, AL	3.0	2.0	1346	$2,750	$2.04	23d	1	0.51mi
1101 47th St N Birmingham, AL	3.0	2.0	1296	$1,200	$0.93	23d	1	0.59mi
5811 2nd Ave N Birmingham, AL	2.0	1.0	1000	$1,200	$1.20	3d	1	0.68mi
1601 48th St N Birmingham, AL	3.0	1.0	1313	$1,200	$0.91	23d	1	0.73mi
1304 46th St N Birmingham, AL	3.0	1.0	1683	$670	$0.40	16d	1	0.73mi
1705 52nd St N Birmingham, AL	3.0	1.5	1214	$1,100	$0.91	43d	1	0.80mi
5620 8th Ave S Birmingham, AL	3.0	1.0	1508	$2,400	$1.59	11d	1	0.81mi
712 47th Way S Birmingham, AL	2.0	1.0	1042	$1,725	$1.66	19d	1	0.83mi
724 47th Way S Unit 1019289P Birmingham, AL	2.0	1.0	1044	$8,438	$8.08	43d	1	0.86mi
813 42nd Pl N Birmingham, AL	3.0	2.0	1424	$1,285	$0.90	43d	1	0.88mi
936 54th St S Birmingham, AL	3.0	1.5	1317	$1,950	$1.48	2d	1	0.90mi
4345 2nd Ave S Birmingham, AL	3.0	2.0	988	$1,800	$1.82	23d	1	0.90mi
1117 42nd Pl N Birmingham, AL	3.0	1.0	1026	$900	$0.88	43d	1	0.94mi
4108 7th Ave N Birmingham, AL	3.0	1.0	1100	$1,350	$1.23	23d	1	1.02mi
559 63rd St S Birmingham, AL	3.0	1.0	930	$1,000	$1.08	3d	1	1.05mi
6309 3rd Ave S Birmingham, AL	4.0	2.0	1228	$1,495	$1.22	1d	1	1.10mi
1017 Cahaba St Birmingham, AL	2.0	2.0	1035	$1,350	$1.30	3d	1	1.21mi
1410 46th St S Birmingham, AL	3.0	1.0	1200	$1,000	$0.83	43d	1	1.24mi
6107 Crest Green Rd Birmingham, AL	2.0	1.5	1273	$995	$0.78	43d	1	1.28mi
532 Athens Ct Birmingham, AL	3.0	1.0	1138	$1,125	$0.99	43d	1	1.29mi
3920 11th Ave N Birmingham, AL	3.0	2.0	1200	$1,025	$0.85	2d	1	1.32mi
126 66th Pl N Birmingham, AL	2.0	1.0	1038	$1,200	$1.16	14d	1	1.35mi
417 Athens Ave Birmingham, AL	3.0	1.5	978	$1,250	$1.28	23d	1	1.37mi
117 67th Pl N Birmingham, AL	3.0	1.0	1202	$800	$0.67	16d	1	1.46mi
6241 Crest Green Rd Birmingham, AL	3.0	2.0	1380	$1,210	$0.88	23d	1	1.47mi
601 Dublin Ave Birmingham, AL	4.0	1.5	1288	$1,050	$0.82	43d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $94,999 Active 27 DOM
2. 2026-06-17
   days on market $94,999 Active 26 DOM
3. 2026-06-16
   days on market $94,999 Active 25 DOM
4. 2026-06-15
   days on market $94,999 Active 24 DOM
5. 2026-06-13
   pricedays on market $94,999 Active 22 DOM
6. 2026-06-10
   days on market $99,000 Active 19 DOM
7. 2026-06-09
   days on market $99,000 Active 18 DOM
8. 2026-06-08
   days on market $99,000 Active 17 DOM
9. 2026-06-07
   days on market $99,000 Active 16 DOM
10. 2026-06-03
    days on market $99,000 Active 12 DOM
11. 2026-06-02
    days on market $99,000 Active 11 DOM
12. 2026-06-01
    pricedays on market $99,000 Active 10 DOM
13. 2026-05-31
    days on market $105,000 Active 9 DOM
14. 2026-05-22
    listed $105,000 Active
15. 1981-09-01
    soldstatus $18,500

ⓘ 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: $570 · $47/mo
• Projected year-2 tax: $570 · $47/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 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: $16,800
• − Mortgage interest: −$5,321
• − Property taxes: −$570
• − Insurance: −$475
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,764
• Taxable income: $4,982
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $5,053/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): 10,160
• Household income: $36,633
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 798.0

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 (68%)
• Race & ethnicity: Black 68% White 24% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -190.24%
• Current HPI: 120.1264
• Rent YoY: —
• 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

+467.6% since first listed

2 events — show timeline

• 2026-05-22 Listed $105,000 Greater Alabama MLS
• 1981-09-01 Sold (Public Records) $18,500 Public Records

Property tax history

-1.1%/yr

Latest (2025): $570 · +0.0% YoY. Source: county tax records.