329 13th Ave NW · Birmingham, AL 35215

$99,900

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 19 Days on market

Built 1959 8,276 sqft lot Est $99k · at est.

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.6/10.0
• ARV discount +7.3/15.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bath home offers a functional floor plan with several recent updates already completed. The property features a spacious living area, updated finishes in select areas, and a layout designed for comfortable everyday living. Large windows provide natural light throughout the home, while the kitchen and bathrooms offer improvements that enhance overall appeal. Situated on a generous lot, the property provides ample outdoor space and convenient access to Birmingham amenities, major roadways, shopping, and schools. A great opportunity for owner-occupants or investors seeking a home with updates already in place and additional potential for customization.

Key facts

• Recent updates
• Spacious living area
• Natural light

Tags

• FUNCTIONAL FLOOR PLAN
• RECENT UPDATES
• SPACIOUS LIVING AREA
• NATURAL LIGHT
• IMPROVEMENTS IN KITCHEN
• IMPROVEMENTS IN BATHROOMS

Property features AI

Finance

• Other: Lot size approximately 0.19 acre; Subdivision: Berkeley Hills

Exterior

• Parking: Front garage entry; Basement parking; One total garage space (located in the basement)
• Security: No security features listed
• Utilities: Public water; Connected sewer; Electric water heater; Internet availability unknown
• Home design: Existing construction; Tri-level and split-level features not present; Basement entry and basement foundation
• Construction: Vinyl siding; Basement foundation; Concrete block basement (all unfinished)
• Exterior features: No pool, patio, deck, or garden listed; Not waterfront

Interior

• Kitchen: Laminate countertops; Electric stove
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood-style laminate flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Huffman Academy (math 0% / reading 17%, grade F, #594 of 627 statewide, top 95%, 735 students, 79% FRL); Huffman High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 1,147 students, 72% FRL).
• Market conditions: Rents rising (+3.0%/yr); 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $99,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 13th Ave NW	0.08mi	3/1.0	1,144 (-2%)	7mo	$87,500	$76	87
424 13th Ct NW	0.14mi	3/1.0	1,118 (-4%)	1mo	$92,500	$83	85
1317 5th Pl NW	0.11mi	3/1.0	1,086 (-7%)	1mo	$92,500	$85	82
1360 5th Pl NW	0.25mi	3/1.0	1,220 (+4%)	1mo	$92,500	$76	80
409 13th Ct NW	0.17mi	3/1.5	1,118 (-4%)	6mo	$98,672	$88	78
421 Wedgeworth Rd	0.16mi	3/1.5	1,092 (-7%)	2mo	$116,400	$107	77
1240 Lynn Acres Dr	0.54mi	3/1.5	1,224 (+5%)	6mo	$168,000	$137	60
1128 Cardwell Ln	0.62mi	3/1.0	1,225 (+5%)	4mo	$93,500	$76	60
1209 Rose Lynn Ln	0.59mi	3/1.0	1,080 (-8%)	0mo	$150,000	$139	59
1128 Dogwood Ln	0.59mi	3/1.0	1,272 (+9%)	6mo	$132,500	$104	53
217 Killough Dr	0.72mi	3/2.0	1,212 (+4%)	5mo	$100,000	$83	52
536 Camellia Rd	0.72mi	3/1.0	1,288 (+10%)	7mo	$69,999	$54	44

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $969
• Equity at exit: $14,895

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $23,188
• Equity at exit: $8,638

Cash invested: $27,972 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 334
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$524
• Tax from tax record: −$158 /mo · $1,895/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $268

Break-even live

Break-even rent $916

Max offer price $99,900

Occupancy floor 74%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 13th Ave NW Birmingham, AL	2.0	1.0	1100	$890	$0.81	43d	1	0.05mi
1232 Oakwood St Birmingham, AL	3.0	1.5	1301	$1,223	$0.94	23d	1	0.06mi
1301 5th Pl NW Center Point, AL	3.0	1.0	1170	$1,100	$0.94	3d	1	0.09mi
1305 5th Pl NW Center Point, AL	3.0	2.0	1092	$1,200	$1.10	43d	1	0.09mi
1225 Birchwood St Birmingham, AL	3.0	2.0	1092	$1,175	$1.08	3d	1	0.13mi
1333 5th Pl NW Center Point, AL	3.0	2.0	1056	$1,275	$1.21	43d	1	0.14mi
1328 5th Pl NW Center Point, AL	3.0	1.0	1250	$1,050	$0.84	15d	1	0.15mi
405 13th Ct NW Center Point, AL	4.0	1.5	1248	$1,415	$1.13	21d	1	0.15mi
1237 Linwood St Birmingham, AL	3.0	1.5	1066	$995	$0.93	43d	1	0.17mi
324 13th Ter NW Center Point, AL	3.0	1.5	1418	$1,295	$0.91	23d	1	0.19mi
1356 5th Pl NW Center Point, AL	3.0	1.0	1064	$1,105	$1.04	43d	1	0.22mi
1153 Linwood St Birmingham, AL	3.0	2.0	1250	$1,295	$1.04	2d	1	0.25mi
108 13th Ave NW Center Point, AL	4.0	2.0	1444	$1,265	$0.88	23d	1	0.32mi
500 15th Ave NW Center Point, AL	3.0	1.0	1079	$1,050	$0.97	2d	1	0.38mi
433 Orchid Rd Birmingham, AL	3.0	1.0	1162	$1,255	$1.08	15d	1	0.38mi
120 Shawnee Ln NW Birmingham, AL	3.0	1.0	1120	$1,075	$0.96	43d	1	0.42mi
621 15th Ave NW Birmingham, AL	4.0	2.0	1070	$1,200	$1.12	15d	1	0.46mi
434 15th Ter NW Center Point, AL	3.0	2.0	1053	$1,200	$1.14	43d	1	0.50mi
1612 Glenwood St NW Center Point, AL	4.0	3.0	1344	$1,480	$1.10	23d	1	0.55mi
1112 Violet Dr Birmingham, AL	3.0	2.0	1414	$1,600	$1.13	11d	1	0.57mi
1617 3rd Pl NW Center Point, AL	3.0	2.0	1404	$1,150	$0.82	23d	1	0.68mi
217 Killough Dr Birmingham, AL	3.0	2.0	1212	$1,200	$0.99	14d	1	0.76mi
520 Camellia Rd Birmingham, AL	3.0	1.0	1053	$1,100	$1.04	3d	1	0.77mi
1541 Charter East Cir NE Birmingham, AL	1.0–2.0	1.0–1.5	807	$1,095	$1.36	1d	8	0.80mi
769 15th Ct NW Birmingham, AL	3.0	1.5	1130	$1,310	$1.16	11d	1	0.83mi
1700 4th Pl NW Center Point, AL	3.0	1.0	914	$1,075	$1.18	23d	1	0.85mi
1712 4th Pl NW Center Point, AL	3.0	1.0	1182	$1,150	$0.97	23d	1	0.86mi
224 13th Ave NE Birmingham, AL	3.0	1.5	1213	$1,273	$1.05	21d	1	0.90mi
1628 1st St NW Center Point, AL	3.0	1.0	1124	$1,150	$1.02	43d	1	0.91mi
1629 1st St NW Center Point, AL	3.0	1.0	900	$1,025	$1.14	23d	1	0.92mi
1732 6th St NW Center Point, AL	3.0	1.5	1300	$1,250	$0.96	2d	1	0.93mi
405 18th Ave NW Center Point, AL	3.0	2.0	1162	$1,299	$1.12	43d	1	0.96mi
1628 1st St NE Center Point, AL	3.0	1.0	1027	$1,165	$1.13	43d	1	0.98mi
241 Mamie Ln Birmingham, AL	3.0	2.0	1242	$1,495	$1.20	3d	1	0.99mi
239 Lake Drive Cir NE Birmingham, AL	3.0	1.0	1159	$1,125	$0.97	3d	1	1.00mi
241 Lake Drive Cir NE Birmingham, AL	2.0	1.0	1358	$1,025	$0.75	1d	1	1.02mi
940 Meadowbrook Dr Birmingham, AL	4.0	1.0	1149	$1,300	$1.13	43d	1	1.06mi
305 18th Ct NW Center Point, AL	3.0	1.5	1270	$1,100	$0.87	43d	1	1.09mi
208 Sam Pate Dr Birmingham, AL	3.0	2.0	988	$1,385	$1.40	1d	1	1.10mi
1801 Carson Rd Unit 2 Birmingham, AL	2.0	1.0	800	$600	$0.75	10d	1	1.11mi

Listing history 14 events

1. 2026-06-18
   days on market $99,900 Active 19 DOM
2. 2026-06-17
   days on market $99,900 Active 18 DOM
3. 2026-06-16
   days on market $99,900 Active 17 DOM
4. 2026-06-15
   days on market $99,900 Active 16 DOM
5. 2026-06-13
   days on market $99,900 Active 14 DOM
6. 2026-06-10
   days on market $99,900 Active 11 DOM
7. 2026-06-09
   days on market $99,900 Active 10 DOM
8. 2026-06-08
   days on market $99,900 Active 9 DOM
9. 2026-06-07
   days on market $99,900 Active 8 DOM
10. 2026-06-03
    days on market $99,900 Active 4 DOM
11. 2026-06-02
    days on market $99,900 Active 3 DOM
12. 2026-06-01
    days on market $99,900 Active 2 DOM
13. 2026-05-31
    remarks 675-char remark
14. 2026-05-31
    listed $99,900 Active 1 DOM

ⓘ 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: $1,895 · $158/mo
• Projected year-2 tax: $1,895 · $158/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 3/10 Moderate
• 🌡 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 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,060
• − Mortgage interest: −$5,596
• − Property taxes: −$1,895
• − Insurance: −$500
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$2,906
• Taxable income: $1,753
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $2,795/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: 43,903
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+7614.3% since first listed

3 events — show timeline

• 2026-05-30 Listed $99,900 Greater Alabama MLS
• 2024-03-14 Rental Removed $1,295 APPFOLIO
• 2023-11-04 Listed for Rent $1,295 APPFOLIO

Property tax history

+2.8%/yr

Latest (2025): $1,895 · +0.0% YoY. Source: county tax records.