809 11th St SW · Birmingham, AL 35211

$14,900

2 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 92 Days on market

Built 1985 4,356 sqft lot $13/sqft · 71% below area ↓ 40% since listing

---

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
• 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 MLS

INVESTMENT OPPORTUNITY - Property being sold as is. Home was recently affected by a fire and will require repairs. Anything of importance to the buyer must be verified by the buyer or buyer's agent.

Key facts

• 4,356 sq ft lot
• Built 1985
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.
• Cap rate 65.8% 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 soft (-0.0%/yr); 154 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); 55% 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).
• This rent runs 37% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $103 of loan paydown is wiped out by about $447 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 + 0.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $13,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 7.15% ✓
• Cap rate: 65.81%
• Cash-on-cash: 212.57%
• DSCR: 10.46
• GRM: 1.2

CMA / ARV

• ARV (median comp): $52,150
• List price: $14,900
• Delta: -71.43%
• 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
809 11th St SW	0.00mi	2/1.0	1,113 (0%)	0mo	$7,500	$7	100
719 Washington Ave SW	0.47mi	3/1.0 (+1)	1,064 (-4%)	13mo	$40,000	$38	55
317 11th St SW	0.42mi	2/1.0	1,206 (+8%)	14mo	$40,000	$33	54
600 Pride Way SW	0.59mi	3/1.0 (+1)	1,191 (+7%)	6mo	$80,000	$67	51
1324 Fulton Ave SW	0.45mi	3/2.0 (+1)	1,232 (+11%)	8mo	$120,000	$97	46
1217 Fulton Ave SW	0.34mi	3/1.0 (+1)	1,272 (+14%)	16mo	$30,000	$24	42
529 15th Pl SW	0.64mi	3/1.0 (+1)	1,178 (+6%)	16mo	$46,000	$39	42
1245 15th St SW	0.71mi	3/1.0 (+1)	1,002 (-10%)	6mo	$12,500	$12	40
616 Fulton Ave SW	0.60mi	2/1.0	1,260 (+13%)	13mo	$61,800	$49	39
649 Fulton Ave SW	0.52mi	3/1.0 (+1)	1,209 (+9%)	23mo	$97,000	$80	37
1501 Princeton Ave SW	0.56mi	3/2.0 (+1)	1,260 (+13%)	14mo	$129,900	$103	32
516 Fulton Ave	0.72mi	3/1.0 (+1)	1,242 (+12%)	13mo	$94,000	$76	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.96×
• Total profit: $41,547
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 21.32×
• Total profit: $84,782
• Equity at exit: $1,288

Cash invested: $4,172 (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 35211

• Rents YoY: -0.0%
• Active inventory: 154
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $224/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $739

Break-even live

Break-even rent $130

Max offer price $14,900

Occupancy floor 26%

Sensitivity live

Price	-10% $749	-5% $744	+0% $739	+5% $734	+10% $729
Rent	-10% $655	-5% $697	+0% $739	+5% $781	+10% $823
Rate	-1.0pp $747	-0.5pp $743	base $739	+0.5pp $735	+1.0pp $731

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Cotton Ave SW Unit b Birmingham, AL	2.0	1.5	816	$988	$1.21	45d	1	0.04mi
1012 Cotton Ave SW Birmingham, AL	3.0	1.0	1232	$1,000	$0.81	45d	1	0.07mi
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	45d	1	0.35mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	45d	1	0.37mi
916 14th St SW Unit A Birmingham, AL	2.0	1.0	870	$800	$0.92	25d	1	0.40mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	870	$800	$0.92	45d	1	0.40mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	800	$800	$1.00	13d	1	0.40mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	45d	1	0.44mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	13d	1	0.48mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	45d	1	0.54mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,125	$0.88	25d	1	0.59mi
261 3rd Ave SW Birmingham, AL	1.0–2.0	1.0	634	$850	$1.34	4d	14	0.63mi
608 Fulton Ave SW Birmingham, AL	3.0	1.0	1271	$1,300	$1.02	45d	1	0.63mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	4d	1	0.65mi
521 16th St SW Unit 523 Birmingham, AL	2.0	1.0	800	$800	$1.00	45d	1	0.68mi
1256 15th St SW Birmingham, AL	3.0	1.0	1206	$1,300	$1.08	4d	1	0.73mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	45d	1	0.79mi
413 Fulton Ave SW Birmingham, AL	3.0	1.0	940	$525	$0.56	4d	1	0.79mi
219 12th St W Birmingham, AL	2.0	1.0	800	$799	$1.00	25d	1	0.84mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	4d	1	0.84mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	3d	1	0.84mi
908 4th Ave W Birmingham, AL	2.0	1.0	700	$745	$1.06	25d	1	0.88mi
1000 4th Ave W Unit 4 Birmingham, AL	2.0	1.0	840	$823	$0.98	25d	1	0.90mi
1024 4th Ave W Unit B Birmingham, AL	2.0	1.0	840	$823	$0.98	45d	1	0.90mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	45d	1	0.90mi
12 4th Ave SW Unit 1 Birmingham, AL	3.0	1.0	1336	$1,100	$0.82	45d	1	0.92mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$930	$0.72	45d	1	0.93mi
624 4th Ct W Birmingham, AL	3.0	1.5	992	$1,250	$1.26	45d	1	0.96mi
132 17th St SW Birmingham, AL	2.0	1.0	738	$945	$1.28	45d	1	0.98mi
741 Center Pl SW Birmingham, AL	3.0	1.0	1101	$1,250	$1.14	17d	1	1.05mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	20d	1	1.06mi
856 Center Way SW Birmingham, AL	3.0	2.0	1142	$1,200	$1.05	45d	1	1.07mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	25d	1	1.08mi
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	45d	1	1.09mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$1,075	$0.89	25d	1	1.13mi
112 Kappa Ave S Birmingham, AL	3.0	2.0	1034	$1,100	$1.06	45d	1	1.14mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,073	$0.85	3d	1	1.17mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	45d	1	1.18mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	45d	1	1.20mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	45d	1	1.28mi

Listing history 11 events

1. 2026-06-10
   days on market $14,900 Active 92 DOM
2. 2026-06-09
   days on market $14,900 Active 91 DOM
3. 2026-06-08
   days on market $14,900 Active 90 DOM
4. 2026-06-07
   days on market $14,900 Active 89 DOM
5. 2026-06-03
   days on market $14,900 Active 85 DOM
6. 2026-06-02
   days on market $14,900 Active 84 DOM
7. 2026-06-01
   days on market $14,900 Active 83 DOM
8. 2026-05-31
   days on market $14,900 Active 82 DOM
9. 2026-03-30
   price $14,900 198-char remark

   Show marketing remark (198 chars)

   INVESTMENT OPPORTUNITY - Property being sold as is. Home was recently affected by a fire and will require repairs. Anything of importance to the buyer must be verified by the buyer or buyer's agent.

10. 2026-03-17
    price $19,900 198-char remark

    Show marketing remark (198 chars)

    INVESTMENT OPPORTUNITY - Property being sold as is. Home was recently affected by a fire and will require repairs. Anything of importance to the buyer must be verified by the buyer or buyer's agent.

11. 2026-03-10
    listed $24,900 Active 198-char remark

    Show marketing remark (198 chars)

    INVESTMENT OPPORTUNITY - Property being sold as is. Home was recently affected by a fire and will require repairs. Anything of importance to the buyer must be verified by the buyer or buyer's agent.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,790
• − Mortgage interest: −$835
• − Property taxes: −$224
• − Insurance: −$74
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$433
• Taxable income: $9,177
• Est. tax owed @ 24.0%: −$2,203
• After-tax cash flow: $6,666/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): 24,924
• Household income: $34,884
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2161.0

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 (77%)
• Race & ethnicity: Black 77% White 10% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% 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: ▼ -49.29%
• Current HPI: 91.2903
• Rent YoY: ▬ -0.01%
• 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

-40.2% since first listed

3 events — show timeline

• 2026-03-30 Price Changed $14,900 Greater Alabama MLS
• 2026-03-17 Price Changed $19,900 Greater Alabama MLS
• 2026-03-10 Listed $24,900 Greater Alabama MLS

Property tax history

+4.3%/yr

Latest (2025): $882 · +1.0% YoY. Source: county tax records.