1601 31st Street Ensley · Birmingham, AL 35208

$109,900

4 bd · 2.5 ba · 2,674 sqft · SingleFamily public records · 142 Days on market

Built 1930 0.34 ac lot $41/sqft · 37% above area Est $80k · 37% 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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 MLS

Tons of space in this oversized 4 bedroom & 2.5 bathroom home. Large foyer entryway with original hardwoods throughout. Front living room with decorative fireplace. Sunroom with lots of natural light to your left. Large den with French doors to the back deck. Dining room just off of kitchen with updated cabinets & counter tops. Convienent powder room on the main level. Upstairs features 4 large bedrooms with 2 full bathrooms that have been updated. One bath features a tub/shower combo & the other bathroom features a separate tiled shower. Out back has a great open deck for grilling & over looks a flat back yard. Driveway parking for multiple cars.

Key facts

• Decorative fireplace
• Updated cabinets
• Flat back yard

Tags

• FOYER ENTRYWAY
• DECORATIVE FIREPLACE
• SUNROOM
• FRENCH DOORS
• UPDATED CABINETS
• FLAT BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Rents rising fast (+7.2%/yr); 122 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• At $1,503/mo this rent would consume 47% of the median local household income ($39k/yr) (locally 573% 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 $760 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $110k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 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: 1.37% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.43%
• DSCR: 1.60
• GRM: 6.1

CMA / ARV

• ARV (median comp): $79,953
• List price: $109,900
• Delta: 49.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 Dawson Ave SW	0.22mi	4/2.0	2,546 (-5%)	1mo	$154,500	$61	79
3000 Jefferson Ave SW	0.18mi	4/2.5	2,288 (-14%)	6mo	$160,000	$70	63
2304 Mayfield Ave SW	0.55mi	5/3.0 (+1)	2,896 (+8%)	8mo	$72,450	$25	46
2729 Parklawn Ave	0.51mi	3/2.5 (-1)	2,380 (-11%)	15mo	$75,000	$32	41

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: 8.6%
• Equity multiple: 1.35×
• Total profit: $10,886
• Equity at exit: $16,386

10-year hold

• IRR: 21.3%
• Equity multiple: 3.21×
• Total profit: $67,968
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$576
• Tax from tax record: −$221 /mo · $2,649/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $344

Break-even live

Break-even rent $1,067

Max offer price $109,900

Occupancy floor 72%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 Brookhaven Ave SW Birmingham, AL	5.0	2.0	1886	$1,600	$0.85	43d	1	0.40mi
1501 21st St SW Birmingham, AL	3.0	2.0	1758	$1,250	$0.71	43d	1	0.69mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	10d	1	0.82mi
3533 Jefferson Ave SW Birmingham, AL	5.0	2.5	1911	$1,500	$0.78	1d	1	0.90mi
2548 28th St SW Birmingham, AL	3.0	2.0	1762	$1,000	$0.57	2d	1	0.90mi
3728 Hickory Ave SW Birmingham, AL	5.0	2.0	1869	$1,450	$0.78	1d	1	1.12mi
200 23rd St SW Birmingham, AL	5.0	1.0	1858	$1,400	$0.75	43d	1	1.22mi
1563 Martin Ave Birmingham, AL	4.0	2.0	1848	$1,495	$0.81	1d	1	1.29mi
3020 Wenonah Park Pl SW Birmingham, AL	4.0	2.5	2200	$1,999	$0.91	1d	1	1.43mi

Listing history 25 events

1. 2026-06-19
   price $109,900 Active 142 DOM
2. 2026-06-18
   days on market $119,900 Active 142 DOM
3. 2026-06-17
   days on market $119,900 Active 141 DOM
4. 2026-06-16
   days on market $119,900 Active 140 DOM
5. 2026-06-15
   days on market $119,900 Active 139 DOM
6. 2026-06-13
   days on market $119,900 Active 137 DOM
7. 2026-06-10
   days on market $119,900 Active 134 DOM
8. 2026-06-09
   days on market $119,900 Active 133 DOM
9. 2026-06-08
   days on market $119,900 Active 132 DOM
10. 2026-06-07
    days on market $119,900 Active 131 DOM
11. 2026-06-03
    days on market $119,900 Active 127 DOM
12. 2026-06-02
    days on market $119,900 Active 126 DOM
13. 2026-06-01
    days on market $119,900 Active 125 DOM
14. 2026-05-31
    days on market $119,900 Active 124 DOM
15. 2026-05-08
    status Active 679-char remark

    Show marketing remark (679 chars)

    Tons of space in this oversized 4 bedroom & 2.5 bathroom home. Large foyer entryway with original hardwoods throughout. Front living room with decorative fireplace. Sunroom with lots of natural light to your left. Large den with French doors to the back deck. Dining room just off of kitchen with updated cabinets & counter tops. Convienent powder room on the main level. Upstairs features 4 large bedrooms with 2 full bathrooms that have been updated. One bath features a tub/shower combo & the other bathroom features a separate tiled shower. Out back has a great open deck for grilling & over looks a flat back yard. Driveway parking for multiple cars.

16. 2026-04-23
    historical Contingent 679-char remark

    Show marketing remark (679 chars)

    Tons of space in this oversized 4 bedroom & 2.5 bathroom home. Large foyer entryway with original hardwoods throughout. Front living room with decorative fireplace. Sunroom with lots of natural light to your left. Large den with French doors to the back deck. Dining room just off of kitchen with updated cabinets & counter tops. Convienent powder room on the main level. Upstairs features 4 large bedrooms with 2 full bathrooms that have been updated. One bath features a tub/shower combo & the other bathroom features a separate tiled shower. Out back has a great open deck for grilling & over looks a flat back yard. Driveway parking for multiple cars.

17. 2026-04-21
    price $119,900 679-char remark

    Show marketing remark (679 chars)

    Tons of space in this oversized 4 bedroom & 2.5 bathroom home. Large foyer entryway with original hardwoods throughout. Front living room with decorative fireplace. Sunroom with lots of natural light to your left. Large den with French doors to the back deck. Dining room just off of kitchen with updated cabinets & counter tops. Convienent powder room on the main level. Upstairs features 4 large bedrooms with 2 full bathrooms that have been updated. One bath features a tub/shower combo & the other bathroom features a separate tiled shower. Out back has a great open deck for grilling & over looks a flat back yard. Driveway parking for multiple cars.

18. 2026-04-12
    status Active 679-char remark

    Show marketing remark (679 chars)

    Tons of space in this oversized 4 bedroom & 2.5 bathroom home. Large foyer entryway with original hardwoods throughout. Front living room with decorative fireplace. Sunroom with lots of natural light to your left. Large den with French doors to the back deck. Dining room just off of kitchen with updated cabinets & counter tops. Convienent powder room on the main level. Upstairs features 4 large bedrooms with 2 full bathrooms that have been updated. One bath features a tub/shower combo & the other bathroom features a separate tiled shower. Out back has a great open deck for grilling & over looks a flat back yard. Driveway parking for multiple cars.

19. 2026-04-01
    status Pending 679-char remark

    Show marketing remark (679 chars)

    Tons of space in this oversized 4 bedroom & 2.5 bathroom home. Large foyer entryway with original hardwoods throughout. Front living room with decorative fireplace. Sunroom with lots of natural light to your left. Large den with French doors to the back deck. Dining room just off of kitchen with updated cabinets & counter tops. Convienent powder room on the main level. Upstairs features 4 large bedrooms with 2 full bathrooms that have been updated. One bath features a tub/shower combo & the other bathroom features a separate tiled shower. Out back has a great open deck for grilling & over looks a flat back yard. Driveway parking for multiple cars.

20. 2026-01-26
    historical Contingent 679-char remark

    Show marketing remark (679 chars)

    Tons of space in this oversized 4 bedroom & 2.5 bathroom home. Large foyer entryway with original hardwoods throughout. Front living room with decorative fireplace. Sunroom with lots of natural light to your left. Large den with French doors to the back deck. Dining room just off of kitchen with updated cabinets & counter tops. Convienent powder room on the main level. Upstairs features 4 large bedrooms with 2 full bathrooms that have been updated. One bath features a tub/shower combo & the other bathroom features a separate tiled shower. Out back has a great open deck for grilling & over looks a flat back yard. Driveway parking for multiple cars.

21. 2026-01-16
    listed $129,900 Active 679-char remark

    Show marketing remark (679 chars)

    Tons of space in this oversized 4 bedroom & 2.5 bathroom home. Large foyer entryway with original hardwoods throughout. Front living room with decorative fireplace. Sunroom with lots of natural light to your left. Large den with French doors to the back deck. Dining room just off of kitchen with updated cabinets & counter tops. Convienent powder room on the main level. Upstairs features 4 large bedrooms with 2 full bathrooms that have been updated. One bath features a tub/shower combo & the other bathroom features a separate tiled shower. Out back has a great open deck for grilling & over looks a flat back yard. Driveway parking for multiple cars.

22. 2025-05-06
    price $134,000
23. 2025-03-12
    price $139,000
24. 2025-02-25
    price $148,000
25. 1992-04-10
    soldstatus $49,000

ⓘ 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: $2,649 · $221/mo
• Projected year-2 tax: $2,649 · $221/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,035
• − Mortgage interest: −$6,156
• − Property taxes: −$2,649
• − Insurance: −$550
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,197
• Taxable income: $2,597
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $3,510/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

+144.7% since first listed

11 events — show timeline

• 2026-05-08 Relisted — Greater Alabama MLS
• 2026-04-23 Contingent — Greater Alabama MLS
• 2026-04-21 Price Changed $119,900 Greater Alabama MLS
• 2026-04-12 Relisted — Greater Alabama MLS
• 2026-04-01 Pending — Greater Alabama MLS
• 2026-01-26 Contingent — Greater Alabama MLS
• 2026-01-16 Listed $129,900 Greater Alabama MLS
• 2025-05-06 Price Changed $134,000 Greater Alabama MLS
• 2025-03-12 Price Changed $139,000 Greater Alabama MLS
• 2025-02-25 Price Changed $148,000 Greater Alabama MLS
• 1992-04-10 Sold (Public Records) $49,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,649 · +0.0% YoY. Source: county tax records.