2831 20th Street Ensley · Birmingham, AL 35208

$115,000

4 bd · 2.5 ba · 2,559 sqft · SingleFamily public records · 21 Days on market

Built 1925 7,013 sqft lot Est $194k · 41% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 5-bedroom, 2.5-bath home in the Bush Hills area offers incredible potential. Conveniently located just minutes from downtown Birmingham, the property features ample living space and endless opportunities for renovation or value-add improvements while showcasing an amazing view of the city of Birmingham. Schedule your showing today! Property is being sold AS IS. Buyer to verify all information deemed important.

Key facts

• 7,013 sq ft lot
• 2 parking spots
• Built 1925

Property features AI

Finance

• Other: Paved road access; Minor subdivision: OWENTON ENSLEY HIGHLANDS
• HOA & community: No association fee

Exterior

• Parking: Detached parking; Two carport spaces
• Utilities: Public water; Connected sewer; Gas water heater; Internet service available
• Home design: Existing construction; One- and two-story living areas (tri-level flag set to No); Construction includes 1-side brick, 4-side brick and other siding; Crawl space foundation
• Construction: Brick and siding exterior; Crawl space foundation
• Exterior features: Screened porch; Patio (screened); City view

Interior

• Kitchen: Gas cooktop; Double oven; Tile countertops
• Bedrooms: Multiple bedrooms including a master bedroom on the upper level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; One half bathroom; Tub/shower combination
• Heating & cooling: Forced air heating; Window air-conditioning units; Ceiling fans
• Interior features: Smooth ceilings; Hardwood floors; Two wood-burning fireplaces with brick surround (located in family room and bedroom); Tile kitchen countertops; Cooktop (gas) and double oven
• Laundry & utility: Main-level laundry room with washer hookup and gas dryer hookup; Pull-down attic access

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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-, 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: Minor Elementary School (math 0% / reading 14%, grade F, #601 of 627 statewide, top 98%, 454 students, 90% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 125 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $1,495/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 $795 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $115k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.30% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.25%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $194,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2815 Bush Blvd	0.07mi	5/2.5 (+1)	2,620 (+2%)	13mo	$105,000	$40	77
2636 20th Pl	0.31mi	4/3.0	2,626 (+3%)	10mo	$250,000	$95	71
2701 21st St	0.27mi	4/2.0	2,793 (+9%)	2mo	$80,000	$29	68
1700 Bush Blvd W	0.18mi	4/2.5	2,790 (+9%)	10mo	$200,000	$72	68
809 15th St W	0.49mi	4/3.0	2,644 (+3%)	6mo	$227,600	$86	64
1529 4th Ter W	0.29mi	3/1.5 (-1)	2,478 (-3%)	15mo	$188,000	$76	60
1332 Bush Blvd	0.47mi	4/2.5	2,197 (-14%)	8mo	$110,000	$50	48
1422 2nd Ave W	0.52mi	3/1.0 (-1)	2,350 (-8%)	6mo	$47,000	$20	46
2660 Bush Blvd	0.27mi	3/3.0 (-1)	2,215 (-13%)	16mo	$250,000	$113	45
1523 8th Ave W	0.40mi	3/2.0 (-1)	2,320 (-9%)	17mo	$256,000	$110	45
1501 7th Ave W	0.37mi	3/1.5 (-1)	2,360 (-8%)	21mo	$202,500	$86	43
1225 Graymont Ave	0.61mi	5/2.0 (+1)	2,271 (-11%)	12mo	$33,000	$15	36

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: 11.8%
• Equity multiple: 1.49×
• Total profit: $15,776
• Equity at exit: $17,147

10-year hold

• IRR: 23.8%
• Equity multiple: 3.46×
• Total profit: $79,240
• Equity at exit: $9,943

Cash invested: $32,200 (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: 125
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$603
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $436

Break-even live

Break-even rent $943

Max offer price $115,000

Occupancy floor 66%

Sensitivity live

Price	-10% $501	-5% $469	+0% $436	+5% $403	+10% $371
Rent	-10% $318	-5% $377	+0% $436	+5% $495	+10% $554
Rate	-1.0pp $494	-0.5pp $465	base $436	+0.5pp $406	+1.0pp $376

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 4th Ter W Birmingham, AL	4.0	2.5	1977	$1,550	$0.78	24d	1	0.21mi
2920 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1800	$1,050	$0.58	24d	1	0.24mi
2714 17th Street Ensley Birmingham, AL	4.0	2.0	1976	$1,553	$0.79	4d	1	0.30mi
1532 Graymont Ave W Birmingham, AL	4.0	2.0	1913	$1,150	$0.60	44d	1	0.42mi
2511 20th Place Ensley Unit ENSLEY Birmingham, AL	5.0	2.0	1794	$1,400	$0.78	4d	1	0.46mi
2335 20th Place Ensley Birmingham, AL	5.0	2.0	1800	$1,850	$1.03	24d	1	0.52mi
2335 20th Place Ensley Birmingham, AL	5.0	2.0	1800	$1,850	$1.03	12d	1	0.52mi
2436 Avenue S Birmingham, AL	4.0	2.0	1800	$1,400	$0.78	4d	1	0.93mi
2348 Court R Birmingham, AL	3.0	2.0	2400	$1,639	$0.68	20d	1	1.01mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	2d	1	1.01mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	24d	1	1.28mi
1430 19th Street Ensley Birmingham, AL	5.0	2.0	1976	$1,300	$0.66	44d	1	1.33mi
4636 Avenue T Unit T Birmingham, AL	4.0	1.5	1842	$1,500	$0.81	2d	1	1.40mi
725 Avenue G Unit G Birmingham, AL	3.0	1.0	1926	$1,175	$0.61	24d	1	1.43mi
1872 Princeton Ct SW Birmingham, AL	5.0	2.0	1829	$1,700	$0.93	24d	1	1.46mi

Listing history 15 events

1. 2026-06-21
   days on market $115,000 Active 21 DOM
2. 2026-06-19
   price $115,000 Active 18 DOM
3. 2026-06-18
   days on market $120,000 Active 18 DOM
4. 2026-06-17
   days on market $120,000 Active 17 DOM
5. 2026-06-16
   days on market $120,000 Active 16 DOM
6. 2026-06-15
   days on market $120,000 Active 15 DOM
7. 2026-06-13
   days on market $120,000 Active 13 DOM
8. 2026-06-10
   days on market $120,000 Active 10 DOM
9. 2026-06-09
   days on market $120,000 Active 9 DOM
10. 2026-06-08
    days on market $120,000 Active 8 DOM
11. 2026-06-07
    days on market $120,000 Active 7 DOM
12. 2026-06-03
    days on market $120,000 Active 3 DOM
13. 2026-06-02
    days on market $120,000 Active 2 DOM
14. 2026-06-01
    remarks 429-char remark
15. 2026-06-01
    listed $120,000 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: $1,125 · $94/mo
• Projected year-2 tax: $1,125 · $94/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 6 d/yr ≥106°F today · 16 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: $17,935
• − Mortgage interest: −$6,442
• − Property taxes: −$1,125
• − Insurance: −$575
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$3,345
• Taxable income: $3,579
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $4,373/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

+200.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $120,000 Greater Alabama MLS
• 1979-04-01 Sold (Public Records) $40,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,125 · +0.0% YoY. Source: county tax records.