1813 28th Street Ensley · Birmingham, AL 35218

$105,000

3 bd · 1.0 ba · 1,637 sqft · SingleFamily public records · 83 Days on market

Built 1930 10,454 sqft lot $64/sqft · 31% above area Est $80k · 31% over

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Why this score? — see what drove the C 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +6.9/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautiful grand brick home featuring ample off-street parking and classic curb appeal. This property underwent extensive interior renovations just a few years ago and is ready for its next owner. Inside, you’ll find four spacious bedrooms and two full bathrooms, offering plenty of room for families or guests. The home includes a large kitchen and dining area, perfect for everyday living or entertaining. A bright, inviting living room with abundant natural light opens to a charming perched porch, ideal for relaxing outdoors. As an added bonus, the seller is offering $5,000 toward the buyer’s closing costs with an accepted offer at list price that closes on or before 5/8/26. Whether you're looking for a strong investment property or a comfortable place to call home, this one checks all the boxes.

Key facts

• Dining area
• Natural light
• Large kitchen

Tags

• OFF-STREET PARKING
• INTERIOR RENOVATIONS
• LARGE KITCHEN
• DINING AREA
• BRIGHT LIVING ROOM
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 50 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,246/mo this rent would consume 49% of the median local household income ($31k/yr) (locally 621% 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 (-1.5%/yr); year-one equity from $726 of loan paydown is wiped out by about $2k 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 (-1.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.26%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (median comp): $79,849
• List price: $105,000
• Delta: 31.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1633 29th St	0.20mi	3/1.5	1,658 (+1%)	8mo	$105,000	$63	80
2517 Avenue	0.41mi	4/1.5 (+1)	1,638 (+0%)	1mo	$114,429	$70	73
1611 31st Street Ensley	0.32mi	4/1.0 (+1)	1,710 (+4%)	9mo	$90,000	$53	65
2116 Warrior Rd	0.41mi	3/1.0	1,720 (+5%)	9mo	$50,000	$29	65
1644 42nd St	0.67mi	3/2.0	1,632 (-0%)	8mo	$162,000	$99	57
2908 Ensley Ave	0.50mi	3/2.0	1,558 (-5%)	9mo	$60,000	$39	57
1636 33rd Street Ensley	0.35mi	3/2.0	1,485 (-9%)	10mo	$157,000	$106	56
2309 22nd St Ensley	0.54mi	4/1.0 (+1)	1,495 (-9%)	4mo	$87,500	$59	52
2436 29th St W	0.48mi	3/1.0	1,398 (-15%)	2mo	$98,100	$70	52
2223 28th St W	0.33mi	4/2.0 (+1)	1,836 (+12%)	5mo	$100,000	$54	51
2623 Avenue J	0.72mi	3/1.0	1,540 (-6%)	10mo	$40,000	$26	48
2627 28th St	0.71mi	3/2.0	1,412 (-14%)	8mo	$179,900	$127	33

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

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.30×
• Total profit: $8,685
• Equity at exit: $22,652

10-year hold

• IRR: 13.9%
• Equity multiple: 2.30×
• Total profit: $38,175
• Equity at exit: $21,561

Cash invested: $29,400 (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 35218

• Home prices YoY: -0.9%
• Active inventory: 50
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$551
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $300

Break-even live

Break-even rent $866

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $360	-5% $330	+0% $300	+5% $271	+10% $241
Rent	-10% $202	-5% $251	+0% $300	+5% $350	+10% $399
Rate	-1.0pp $353	-0.5pp $327	base $300	+0.5pp $273	+1.0pp $245

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1724 30th Street Ensley Birmingham, AL	4.0	2.0	1428	$1,395	$0.98	17d	1	0.12mi
1633 29th Street Ensley Birmingham, AL	3.0	2.0	1658	$1,200	$0.72	45d	1	0.18mi
1616 28th Street Ensley Birmingham, AL	3.0	1.0	1081	$1,100	$1.02	45d	1	0.19mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	3d	1	0.20mi
2436 Avenue S Birmingham, AL	4.0	2.0	1800	$1,400	$0.78	4d	1	0.25mi
1545 29th Street Ensley Birmingham, AL	3.0	1.5	1331	$1,200	$0.90	45d	1	0.27mi
2037 26th Street Ensley Birmingham, AL	3.0	1.0	1074	$995	$0.93	45d	1	0.31mi
1521 27th Street Ensley Birmingham, AL	3.0	2.0	1120	$1,000	$0.89	45d	1	0.31mi
3009 Prince Ave Birmingham, AL	3.0	2.0	1176	$1,095	$0.93	24d	1	0.31mi
1820 33rd St W Birmingham, AL	4.0	1.5	1212	$1,495	$1.23	45d	1	0.31mi
3221 Avenue S Birmingham, AL	3.0	2.0	1190	$1,250	$1.05	24d	1	0.35mi
2108 25th Street Ensley Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	45d	1	0.35mi
2426 Avenue U Unit U Birmingham, AL	3.0	2.0	1260	$1,175	$0.93	20d	1	0.36mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	3d	1	0.37mi
2213 25th Street Ensley Birmingham, AL	4.0	2.0	1197	$1,150	$0.96	11d	1	0.38mi
1524 33rd Street Ensley Birmingham, AL	4.0	2.0	1222	$1,095	$0.90	22d	1	0.44mi
1520 33rd Street Ensley Birmingham, AL	4.0	2.0	1215	$1,275	$1.05	13d	1	0.45mi
2520 Avenue U Unit A Birmingham, AL	4.0	1.0	1260	$1,200	$0.95	45d	1	0.47mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	45d	1	0.51mi
2520 Avenue L Unit A Birmingham, AL	4.0	1.5	1260	$1,150	$0.91	24d	1	0.58mi
1417 34th Street Ensley Birmingham, AL	3.0	1.0	1103	$1,025	$0.93	45d	1	0.61mi
2528 25th Street Ensley Birmingham, AL	3.0	1.0	1563	$1,100	$0.70	45d	1	0.62mi
4105 Avenue Q Unit Q Birmingham, AL	3.0	3.0	1760	$1,250	$0.71	4d	1	0.63mi
1313 Pike Rd Birmingham, AL	3.0	1.0	1437	$975	$0.68	45d	1	0.64mi
1301 32nd Street Ensley Birmingham, AL	3.0	1.0	1200	$975	$0.81	45d	1	0.64mi
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	24d	1	0.64mi
4612 Terrace S Birmingham, AL	3.0	1.0	1612	$1,050	$0.65	45d	1	0.65mi
4636 Avenue T Unit T Birmingham, AL	4.0	1.5	1842	$1,500	$0.81	3d	1	0.68mi
1520 41st Street Ensley Birmingham, AL	3.0	2.0	1068	$1,195	$1.12	45d	1	0.68mi
1420 Warrior Rd Birmingham, AL	3.0	1.0	1061	$1,050	$0.99	45d	1	0.68mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	45d	1	0.69mi
1825 18th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1316	$1,123	$0.85	45d	1	0.70mi
1306 35th Street Ensley Birmingham, AL	3.0	2.0	1100	$1,173	$1.07	4d	1	0.72mi
4637 Court S Birmingham, AL	3.0	1.0	1225	$975	$0.80	3d	1	0.72mi
1617 42nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1413	$1,030	$0.73	17d	1	0.72mi
1526 42nd Street Ensley Unit ENSLEY Birmingham, AL	4.0	1.5	1600	$1,050	$0.66	45d	1	0.73mi
1607 43rd Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1435	$1,150	$0.80	24d	1	0.79mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	3d	1	0.81mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	45d	1	0.82mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	4d	1	0.82mi

Listing history 18 events

1. 2026-06-21
   days on market $105,000 Active 83 DOM
2. 2026-06-18
   days on market $105,000 Active 80 DOM
3. 2026-06-17
   days on market $105,000 Active 79 DOM
4. 2026-06-16
   days on market $105,000 Active 78 DOM
5. 2026-06-15
   days on market $105,000 Active 77 DOM
6. 2026-06-10
   days on market $105,000 Active 75 DOM
7. 2026-06-09
   days on market $105,000 Active 74 DOM
8. 2026-06-08
   days on market $105,000 Active 73 DOM
9. 2026-06-07
   days on market $105,000 Active 72 DOM
10. 2026-06-03
    days on market $105,000 Active 68 DOM
11. 2026-06-02
    days on market $105,000 Active 67 DOM
12. 2026-06-01
    days on market $105,000 Active 66 DOM
13. 2026-05-31
    days on market $105,000 Active 65 DOM
14. 2026-04-25
    price $114,999 818-char remark

    Show marketing remark (818 chars)

    Beautiful grand brick home featuring ample off-street parking and classic curb appeal. This property underwent extensive interior renovations just a few years ago and is ready for its next owner. Inside, you’ll find four spacious bedrooms and two full bathrooms, offering plenty of room for families or guests. The home includes a large kitchen and dining area, perfect for everyday living or entertaining. A bright, inviting living room with abundant natural light opens to a charming perched porch, ideal for relaxing outdoors. As an added bonus, the seller is offering $5,000 toward the buyer’s closing costs with an accepted offer at list price that closes on or before 5/8/26. Whether you're looking for a strong investment property or a comfortable place to call home, this one checks all the boxes.

15. 2026-03-27
    listed $115,000 Active 818-char remark

    Show marketing remark (818 chars)

    Beautiful grand brick home featuring ample off-street parking and classic curb appeal. This property underwent extensive interior renovations just a few years ago and is ready for its next owner. Inside, you’ll find four spacious bedrooms and two full bathrooms, offering plenty of room for families or guests. The home includes a large kitchen and dining area, perfect for everyday living or entertaining. A bright, inviting living room with abundant natural light opens to a charming perched porch, ideal for relaxing outdoors. As an added bonus, the seller is offering $5,000 toward the buyer’s closing costs with an accepted offer at list price that closes on or before 5/8/26. Whether you're looking for a strong investment property or a comfortable place to call home, this one checks all the boxes.

16. 2015-07-28
    soldstatus $50,000
17. 1999-02-23
    soldstatus $50,500
18. 1986-05-01
    soldstatus $28,000

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,073 · $89/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 · 18 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: $14,949
• − Mortgage interest: −$5,882
• − Property taxes: −$1,073
• − Insurance: −$525
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,055
• Taxable income: $2,023
• Est. tax owed @ 24.0%: −$486
• After-tax cash flow: $3,119/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): 6,981
• Household income: $30,739
• Rent vs Own: 63.9% rent · 36.1% own
• Severe rent burden: 621.0

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 (76%)
• Race & ethnicity: Black 76% Two or more races 17% White 5% Hispanic / Latino 4%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 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: ▼ -1.54%
• Current HPI: 170.4053
• 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

+310.7% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $114,999 Greater Alabama MLS
• 2026-03-27 Listed $115,000 Greater Alabama MLS
• 2015-07-28 Sold (Public Records) $50,000 Public Records
• 1999-02-23 Sold (Public Records) $50,500 Public Records
• 1986-05-01 Sold (Public Records) $28,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,073 · +0.0% YoY. Source: county tax records.