1803 32nd St · Birmingham, AL 35208

$84,999

3 bd · 2.0 ba · 2,729 sqft · SingleFamily public records · 49 Days on market

Built 1940 7,405 sqft lot $31/sqft · 5% below area Est $73k · 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Spacious one-story home featuring 4 bedrooms and 2 bathroom with a functional layout. Fire damage is present in the kitchen, and the home will require repairs and updates. The living area offers natural light, and the bedrooms provide flexibility for various uses. The property includes a private backyard with space for outdoor activities. Ideal opportunity for investors or buyers looking to renovate. Sold as is.

Key facts

• 7,405 sq ft lot
• Built 1940
• Listed 49 days

Property features AI

Finance

• Financial info: Has down payment assistance

Exterior

• Parking: Off-street parking
• Utilities: Public water; Underground utilities; Electric water heater; Internet service available
• Home design: Existing construction; Siding-vinyl exterior; Slab foundation; Property in the Steiners-Bham Ensley subdivision
• Construction: Vinyl siding construction; Slab foundation
• Exterior features: Porch; No deck, patio, pool, garden/patio, or waterfront

Interior

• Kitchen: Laminate countertops
• Bedrooms: Four bedrooms on the main level (dimensions include 14x9, 9x13, 12x12, and one unspecified)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Vinyl floors; Brick electric fireplace in the living room; Ceilings described as 'Other (see remarks)'; No additional interior features listed
• Laundry & utility: Main-level laundry with washer hookup and electric dryer hookup; Laundry space described as 'Other (see remarks)'

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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-, 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: Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents rising fast (+7.2%/yr); 122 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $587 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $41k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $85k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1940 — 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 $82,449 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1940 — 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. 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: 1.70% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.17%
• DSCR: 2.08
• GRM: 4.9

CMA / ARV

• ARV (median comp): $72,692
• List price: $84,999
• Delta: 16.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2204 28th St W	0.43mi	4/1.0 (+1)	2,727 (-0%)	15mo	$39,500	$14	59
1511 43rd St	0.59mi	3/2.5	2,627 (-4%)	7mo	$86,500	$33	58
1349 41st St	0.62mi	3/2.0	2,663 (-2%)	18mo	$75,000	$28	52
1500 32nd St	0.38mi	3/2.5	2,424 (-11%)	12mo	$78,000	$32	52
1319 31st Street Ensley	0.59mi	4/2.0 (+1)	2,374 (-13%)	7mo	$87,000	$37	40

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: 22.5%
• Equity multiple: 1.98×
• Total profit: $23,255
• Equity at exit: $12,674

10-year hold

• IRR: 33.3%
• Equity multiple: 4.72×
• Total profit: $88,641
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$446
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $479

Break-even live

Break-even rent $839

Max offer price $84,999

Occupancy floor 62%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4105 Avenue Q Unit Q Birmingham, AL	3.0	3.0	1760	$1,250	$0.71	3d	1	0.36mi
4636 Avenue T Unit T Birmingham, AL	4.0	1.5	1842	$1,500	$0.81	1d	1	0.43mi
2348 Court R Birmingham, AL	3.0	2.0	2400	$1,639	$0.68	19d	1	0.47mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	1d	1	0.47mi
2436 Avenue S Birmingham, AL	4.0	2.0	1800	$1,400	$0.78	3d	1	0.52mi
1563 Martin Ave Birmingham, AL	4.0	2.0	1848	$1,495	$0.81	1d	1	0.79mi
2714 17th Street Ensley Birmingham, AL	4.0	2.0	1976	$1,553	$0.79	3d	1	1.20mi
2920 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1800	$1,050	$0.58	23d	1	1.21mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	23d	1	1.25mi
1701 4th Ter W Birmingham, AL	4.0	2.5	1977	$1,550	$0.78	23d	1	1.39mi
521 41st St Fairfield, AL	4.0	2.0	1800	$1,300	$0.72	44d	1	1.47mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	10d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   price $84,999 Active 49 DOM
2. 2026-06-18
   days on market $89,000 Active 49 DOM
3. 2026-06-17
   days on market $89,000 Active 48 DOM
4. 2026-06-16
   days on market $89,000 Active 47 DOM
5. 2026-06-15
   days on market $89,000 Active 46 DOM
6. 2026-06-13
   days on market $89,000 Active 44 DOM
7. 2026-06-10
   days on market $89,000 Active 41 DOM
8. 2026-06-09
   days on market $89,000 Active 40 DOM
9. 2026-06-08
   days on market $89,000 Active 39 DOM
10. 2026-06-07
    days on market $89,000 Active 38 DOM
11. 2026-06-03
    days on market $89,000 Active 34 DOM
12. 2026-06-02
    days on market $89,000 Active 33 DOM
13. 2026-06-01
    days on market $89,000 Active 32 DOM
14. 2026-05-31
    days on market $89,000 Active 31 DOM
15. 2026-05-10
    price $99,900 415-char remark
16. 2026-04-30
    listed $125,500 Active 415-char remark
17. 2024-11-15
    historical $895
18. 2024-11-15
    listed $895
19. 2005-03-02
    soldstatus $35,500
20. 2002-06-24
    soldstatus $56,700
21. 1996-07-15
    soldstatus $61,600
22. 1987-01-07
    soldstatus $49,500

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $2,179 · $182/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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,349
• − Mortgage interest: −$4,761
• − Property taxes: −$2,179
• − Insurance: −$425
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$2,473
• Taxable income: $4,734
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $4,616/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

+71.7% since first listed

10 events — show timeline

• 2026-06-19 Price Changed $84,999 Greater Alabama MLS
• 2026-05-29 Price Changed $89,000 Greater Alabama MLS
• 2026-05-10 Price Changed $99,900 Greater Alabama MLS
• 2026-04-30 Listed $125,500 Greater Alabama MLS
• 2024-11-15 Rental Removed $895 RENT.
• 2024-11-15 Listed for Rent $895 RENT.
• 2005-03-02 Sold (Public Records) $35,500 Public Records
• 2002-06-24 Sold (Public Records) $56,700 Public Records
• 1996-07-15 Sold (Public Records) $61,600 Public Records
• 1987-01-07 Sold (Public Records) $49,500 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,179 · +0.0% YoY. Source: county tax records.