118 1st St S · Birmingham, AL 35205

$35,000

1 bd · 1.0 ba · 1,888 sqft · SingleFamily public records · 90 Days on market

Built 1940 7,405 sqft lot $19/sqft · 69% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

Key facts

• 7,405 sq ft lot
• Built 1940
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.1% 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 (+2.6%/yr); 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/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 $242 of loan paydown is wiped out by about $1k 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 + 2.6% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $35k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 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. 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: 3.69% ✓
• Cap rate: 30.14%
• Cash-on-cash: 85.18%
• DSCR: 4.79
• GRM: 2.3

CMA / ARV

• ARV (median comp): $114,220
• List price: $35,000
• Delta: -69.36%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 85.2%
• Equity multiple: 4.90×
• Total profit: $38,174
• Equity at exit: $5,219

10-year hold

• IRR: 88.3%
• Equity multiple: 10.02×
• Total profit: $88,419
• Equity at exit: $3,026

Cash invested: $9,800 (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 35205

• Rents YoY: 2.6%
• Active inventory: 125
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $696

Break-even live

Break-even rent $412

Max offer price $35,000

Occupancy floor 41%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 4th Ave S Birmingham, AL	2.0	2.0	1142	$2,222	$1.95	3d	3	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $35,000 Active 90 DOM
2. 2026-06-17
   days on market $35,000 Active 89 DOM
3. 2026-06-16
   days on market $35,000 Active 88 DOM
4. 2026-06-15
   days on market $35,000 Active 87 DOM
5. 2026-06-13
   days on market $35,000 Active 85 DOM
6. 2026-06-10
   days on market $35,000 Active 82 DOM
7. 2026-06-09
   days on market $35,000 Active 81 DOM
8. 2026-06-08
   pricedays on market $35,000 Active 80 DOM
9. 2026-06-07
   days on market $39,000 Active 79 DOM
10. 2026-06-03
    days on market $39,000 Active 75 DOM
11. 2026-06-02
    days on market $39,000 Active 74 DOM
12. 2026-06-01
    days on market $39,000 Active 73 DOM
13. 2026-05-31
    days on market $39,000 Active 72 DOM
14. 2026-05-18
    price $40,000 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

15. 2026-05-08
    price $43,999 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

16. 2026-05-05
    price $45,000 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

17. 2026-04-30
    price $49,000 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

18. 2026-04-25
    price $69,000 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

19. 2026-04-17
    price $75,000 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

20. 2026-04-13
    price $79,000 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

21. 2026-04-08
    price $85,000 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

22. 2026-04-06
    price $89,000 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

23. 2026-03-30
    price $95,000 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

24. 2026-03-20
    listed $99,000 Active 569-char remark

    Show marketing remark (569 chars)

    The hottest neighborhood in Birmingham currently. 1 minute from downtown and UAB. . Tons of gentrification! They say buy in the path to progress. Think Avondale, Norwood, before prices skyrocketed. Lots of new builds and renovated houses and apartments in this neighborhood. Whole blocks have been demolished and are in the process of being developed. UAB is offering grants to employee and students who buy in this neighborhood. There are 3 nonprofit organizations that are aggressively buying in this neighborhood. The city is about to label it a historical district.

25. 1983-11-14
    soldstatus $22,500

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $1,531 · $128/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: $15,514
• − Mortgage interest: −$1,961
• − Property taxes: −$1,531
• − Insurance: −$175
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$1,018
• Taxable income: $8,347
• Est. tax owed @ 24.0%: −$2,003
• After-tax cash flow: $6,344/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): 18,858
• Household income: $51,158
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 1468.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 5% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -199.42%
• Current HPI: 291.38
• Rent YoY: ▲ 2.59%
• 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

+77.8% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $40,000 Greater Alabama MLS
• 2026-05-08 Price Changed $43,999 Greater Alabama MLS
• 2026-05-05 Price Changed $45,000 Greater Alabama MLS
• 2026-04-30 Price Changed $49,000 Greater Alabama MLS
• 2026-04-25 Price Changed $69,000 Greater Alabama MLS
• 2026-04-17 Price Changed $75,000 Greater Alabama MLS
• 2026-04-13 Price Changed $79,000 Greater Alabama MLS
• 2026-04-08 Price Changed $85,000 Greater Alabama MLS
• 2026-04-06 Price Changed $89,000 Greater Alabama MLS
• 2026-03-30 Price Changed $95,000 Greater Alabama MLS
• 2026-03-20 Listed $99,000 Greater Alabama MLS
• 1983-11-14 Sold (Public Records) $22,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,531 · +10.0% YoY. Source: county tax records.