1814 20th St W · Birmingham, AL 35218

$39,900

3 bd · 1.0 ba · 1,594 sqft · SingleFamily public records · 132 Days on market

Built 1936 5,662 sqft lot $25/sqft · 28% below area Est $55k · 28% 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
• 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

Listing remarks MLS

3 bedroom, 2 bath property offered as-is and suited for renovation. The home requires significant work, including systems, but offers a workable footprint and flexibility for reconfiguration. Original hardwood floors are present. Rear alley access provides room for off-street parking in the backyard, which is a plus for this area. Convenient location with access to major roads and nearby amenities. An opportunity for investors or buyers looking to renovate and reposition.

Key facts

• Workable footprint
• Rear alley access
• Convenient location

Tags

• REAR ALLEY ACCESS
• ORIGINAL HARDWOOD FLOORS
• WORKABLE FOOTPRINT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.1% 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 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).
• At $1,234/mo this rent would consume 48% 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 $276 of loan paydown is wiped out by about $614 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $35k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1936 — 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 $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 3.09% ✓
• Cap rate: 26.10%
• Cash-on-cash: 70.72%
• DSCR: 4.15
• GRM: 2.7

CMA / ARV

• ARV (median comp): $55,372
• List price: $39,900
• Delta: -27.94%
• 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
1319 Court R	0.20mi	3/2.0	1,450 (-9%)	6mo	$39,900	$28	67
2309 22nd St Ensley	0.41mi	4/1.0 (+1)	1,495 (-6%)	4mo	$87,500	$59	63
2517 Avenue	0.57mi	4/1.5 (+1)	1,638 (+3%)	1mo	$114,429	$70	61
1701 Avenue I	0.39mi	4/2.0 (+1)	1,509 (-5%)	8mo	$72,500	$48	57
1422 Avenue J	0.38mi	3/2.0	1,692 (+6%)	14mo	$91,340	$54	57
2321 22nd St Ensley	0.43mi	3/1.5	1,388 (-13%)	0mo	$77,000	$55	56
2344 23rd St	0.48mi	3/1.0	1,478 (-7%)	13mo	$118,500	$80	55
1633 29th St	0.67mi	3/1.5	1,658 (+4%)	8mo	$105,000	$63	53
1213 Avenue H	0.56mi	3/2.0	1,458 (-8%)	18mo	$42,500	$29	40
1724 30th Street Ensley	0.70mi	3/1.0	1,428 (-10%)	16mo	$83,000	$58	36
2511 20th Place Ensley	0.54mi	4/2.0 (+1)	1,794 (+12%)	12mo	$57,000	$32	35
2508 26th Street Ensley	0.68mi	3/2.0	1,358 (-15%)	15mo	$110,000	$81	27

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: 71.5%
• Equity multiple: 4.40×
• Total profit: $38,012
• Equity at exit: $8,608

10-year hold

• IRR: 74.5%
• Equity multiple: 9.02×
• Total profit: $89,558
• Equity at exit: $8,193

Cash invested: $11,172 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$209
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $658

Break-even live

Break-even rent $400

Max offer price $39,900

Occupancy floor 42%

Sensitivity live

Price	-10% $681	-5% $670	+0% $658	+5% $647	+10% $636
Rent	-10% $561	-5% $610	+0% $658	+5% $707	+10% $756
Rate	-1.0pp $679	-0.5pp $669	base $658	+0.5pp $648	+1.0pp $638

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1825 18th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1316	$1,123	$0.85	44d	1	0.08mi
1701 Avenue I Unit I Birmingham, AL	4.0	2.0	1509	$1,225	$0.81	2d	1	0.40mi
1701 Avenue I Unit I Birmingham, AL	3.0	1.0	1140	$1,200	$1.05	4d	1	0.40mi
2436 Avenue S Birmingham, AL	4.0	2.0	1800	$1,400	$0.78	4d	1	0.40mi
2426 Avenue U Unit U Birmingham, AL	3.0	2.0	1260	$1,175	$0.93	20d	1	0.42mi
820 17th Street Ensley Birmingham, AL	3.0	2.0	1336	$1,250	$0.94	44d	1	0.42mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	2d	1	0.43mi
811 17th Aly Birmingham, AL	4.0	1.0	1146	$1,050	$0.92	11d	1	0.45mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	44d	1	0.47mi
2108 25th Street Ensley Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	44d	1	0.49mi
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	24d	1	0.50mi
2213 25th Street Ensley Birmingham, AL	4.0	2.0	1197	$1,150	$0.96	11d	1	0.55mi
1520 Avenue G Unit G Birmingham, AL	4.0	1.0	1231	$1,100	$0.89	44d	1	0.56mi
2037 26th Street Ensley Birmingham, AL	3.0	1.0	1074	$995	$0.93	44d	1	0.57mi
2523 16th street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1584	$1,300	$0.82	44d	1	0.59mi
1616 28th Street Ensley Birmingham, AL	3.0	1.0	1081	$1,100	$1.02	44d	1	0.62mi
1521 27th Street Ensley Birmingham, AL	3.0	2.0	1120	$1,000	$0.89	44d	1	0.63mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	4d	1	0.65mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	44d	1	0.65mi
2621 20th Street Ensley Birmingham, AL	3.0	1.0	1117	$1,295	$1.16	44d	1	0.68mi
2528 25th Street Ensley Birmingham, AL	3.0	1.0	1563	$1,100	$0.70	44d	1	0.68mi
1633 29th Street Ensley Birmingham, AL	3.0	2.0	1658	$1,200	$0.72	44d	1	0.69mi
2520 Avenue L Unit A Birmingham, AL	4.0	1.5	1260	$1,150	$0.91	24d	1	0.71mi
2714 17th Street Ensley Birmingham, AL	4.0	2.0	1976	$1,553	$0.79	4d	1	0.72mi
1402 Avenue E Birmingham, AL	3.0	3.0	1519	$1,273	$0.84	16d	1	0.72mi
1545 29th Street Ensley Birmingham, AL	3.0	1.5	1331	$1,200	$0.90	44d	1	0.72mi
1724 30th Street Ensley Birmingham, AL	4.0	2.0	1428	$1,395	$0.98	16d	1	0.73mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	2d	1	0.83mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1692	$1,500	$0.89	20d	1	0.83mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1350	$1,500	$1.11	4d	1	0.83mi
1720 Cullman Ave Unit 2 Birmingham, AL	3.0	1.0	1174	$899	$0.77	22d	1	0.84mi
1720 Cullman Ave Unit 3 Birmingham, AL	3.0	2.0	1174	$950	$0.81	44d	1	0.84mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	24d	1	0.84mi
3009 Prince Ave Birmingham, AL	3.0	2.0	1176	$1,095	$0.93	24d	1	0.89mi
2722 Avenue I Unit I Ensley, AL	4.0	1.0	1578	$1,000	$0.63	44d	1	0.91mi
1820 33rd St W Birmingham, AL	4.0	1.5	1212	$1,495	$1.23	44d	1	0.93mi
1313 Pike Rd Birmingham, AL	3.0	1.0	1437	$975	$0.68	44d	1	0.95mi
3221 Avenue S Birmingham, AL	3.0	2.0	1190	$1,250	$1.05	24d	1	0.96mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	2d	1	0.96mi
725 Avenue G Unit G Birmingham, AL	3.0	1.0	1926	$1,175	$0.61	24d	1	0.96mi

Listing history 22 events

1. 2026-05-20
   status Pending 476-char remark

   Show marketing remark (476 chars)

   3 bedroom, 2 bath property offered as-is and suited for renovation. The home requires significant work, including systems, but offers a workable footprint and flexibility for reconfiguration. Original hardwood floors are present. Rear alley access provides room for off-street parking in the backyard, which is a plus for this area. Convenient location with access to major roads and nearby amenities. An opportunity for investors or buyers looking to renovate and reposition.

2. 2026-04-28
   price $39,900 476-char remark

   Show marketing remark (476 chars)

   3 bedroom, 2 bath property offered as-is and suited for renovation. The home requires significant work, including systems, but offers a workable footprint and flexibility for reconfiguration. Original hardwood floors are present. Rear alley access provides room for off-street parking in the backyard, which is a plus for this area. Convenient location with access to major roads and nearby amenities. An opportunity for investors or buyers looking to renovate and reposition.

3. 2026-03-25
   price $49,900 476-char remark

   Show marketing remark (476 chars)

   3 bedroom, 2 bath property offered as-is and suited for renovation. The home requires significant work, including systems, but offers a workable footprint and flexibility for reconfiguration. Original hardwood floors are present. Rear alley access provides room for off-street parking in the backyard, which is a plus for this area. Convenient location with access to major roads and nearby amenities. An opportunity for investors or buyers looking to renovate and reposition.

4. 2026-02-28
   price $54,900 476-char remark

   Show marketing remark (476 chars)

   3 bedroom, 2 bath property offered as-is and suited for renovation. The home requires significant work, including systems, but offers a workable footprint and flexibility for reconfiguration. Original hardwood floors are present. Rear alley access provides room for off-street parking in the backyard, which is a plus for this area. Convenient location with access to major roads and nearby amenities. An opportunity for investors or buyers looking to renovate and reposition.

5. 2026-02-03
   price $64,900 476-char remark

   Show marketing remark (476 chars)

   3 bedroom, 2 bath property offered as-is and suited for renovation. The home requires significant work, including systems, but offers a workable footprint and flexibility for reconfiguration. Original hardwood floors are present. Rear alley access provides room for off-street parking in the backyard, which is a plus for this area. Convenient location with access to major roads and nearby amenities. An opportunity for investors or buyers looking to renovate and reposition.

6. 2026-01-21
   price $69,900 476-char remark

   Show marketing remark (476 chars)

   3 bedroom, 2 bath property offered as-is and suited for renovation. The home requires significant work, including systems, but offers a workable footprint and flexibility for reconfiguration. Original hardwood floors are present. Rear alley access provides room for off-street parking in the backyard, which is a plus for this area. Convenient location with access to major roads and nearby amenities. An opportunity for investors or buyers looking to renovate and reposition.

7. 2026-01-08
   listed $74,900 Active 476-char remark

   Show marketing remark (476 chars)

   3 bedroom, 2 bath property offered as-is and suited for renovation. The home requires significant work, including systems, but offers a workable footprint and flexibility for reconfiguration. Original hardwood floors are present. Rear alley access provides room for off-street parking in the backyard, which is a plus for this area. Convenient location with access to major roads and nearby amenities. An opportunity for investors or buyers looking to renovate and reposition.

8. 2025-04-14
   price $92,500
9. 2024-06-11
   price $84,500
10. 2024-06-11
    price $85,000
11. 2023-11-07
    price $99,900
12. 2023-05-24
    soldstatus $47,000
13. 2022-06-24
    soldstatus $47,000 Sold
14. 2022-04-20
    status Pending
15. 2022-03-10
    price $56,000
16. 2022-02-09
    listed $70,000 Active
17. 2021-04-07
    soldstatus $120,000
18. 2019-10-17
    soldstatus $18,000 Sold
19. 2019-09-09
    historical Contingent
20. 2019-05-22
    status Active
21. 2019-05-04
    historical Contingent
22. 2019-04-23
    listed $29,900 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: $1,085 · $90/mo
• Projected year-2 tax: $1,085 · $90/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 · 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: $14,805
• − Mortgage interest: −$2,235
• − Property taxes: −$1,085
• − Insurance: −$200
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,161
• Taxable income: $7,756
• Est. tax owed @ 24.0%: −$1,862
• After-tax cash flow: $6,040/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

+33.4% since first listed

22 events — show timeline

• 2026-05-20 Pending — Greater Alabama MLS
• 2026-04-28 Price Changed $39,900 Greater Alabama MLS
• 2026-03-25 Price Changed $49,900 Greater Alabama MLS
• 2026-02-28 Price Changed $54,900 Greater Alabama MLS
• 2026-02-03 Price Changed $64,900 Greater Alabama MLS
• 2026-01-21 Price Changed $69,900 Greater Alabama MLS
• 2026-01-08 Listed $74,900 Greater Alabama MLS
• 2025-04-14 Price Changed $92,500 Greater Alabama MLS
• 2024-06-11 Price Changed $84,500 Greater Alabama MLS
• 2024-06-11 Price Changed $85,000 Greater Alabama MLS
• 2023-11-07 Price Changed $99,900 Greater Alabama MLS
• 2023-05-24 Sold (Public Records) $47,000 Public Records
• 2022-06-24 Sold (MLS) $47,000 Greater Alabama MLS
• 2022-04-20 Pending — Greater Alabama MLS
• 2022-03-10 Price Changed $56,000 Greater Alabama MLS
• 2022-02-09 Listed $70,000 Greater Alabama MLS
• 2021-04-07 Sold (Public Records) $120,000 Public Records
• 2019-10-17 Sold (MLS) $18,000 Greater Alabama MLS
• 2019-09-09 Contingent — Greater Alabama MLS
• 2019-05-22 Relisted — Greater Alabama MLS
• 2019-05-04 Contingent — Greater Alabama MLS
• 2019-04-23 Listed $29,900 Greater Alabama MLS

Property tax history

+4.8%/yr

Latest (2025): $1,085 · +0.0% YoY. Source: county tax records.