1523 13th St N · Birmingham, AL 35204

$8,500

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 23 Days on market

Built 1957

---

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
• Appreciation +5.3/10.0
• 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

Listing remarks

LOCATION, LOCATION!! This 1920& apos; s bungalow home is ready for any savvy investor to take it over and make it into something for the neighborhood to talk about for years to come. Being located minutes from downtown Birmingham, UAB, Legion Field and major highways, makes this a perfect spot for convenience and desirability. Priced to sell quickly with plenty of room remaining for profit no matter what type of rehab you do. SERIOUS BUYERS ONLY. No daisy chains, no long due diligence/inspection periods. Must close within 10-14 days of contract. Title already clear and with Parmer Law in Birmingham. Minimum of $500 Earnest Money required to go under contract.

Key facts

• 1920s bungalow
• Major highways
• Built 1957

Tags

• 1920S BUNGALOW
• MAJOR HIGHWAYS

Property features AI

Exterior

• Home design: Single-family property built in 1957
• Construction: Built in 1957
• Exterior features: Located in the Fountain Heights subdivision

🏷️ Possibly a rental listed for sale. The $8,500 price doesn't fit this home's estimated sale value (~$92,340) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $8k).
• Recommended offer: $8k (1.5% below list) — sets the bar for market timing.
• Cap rate 99.8% 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: 64 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 32% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $113 of equity ($59 loan paydown + $54 appreciation (0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: property tax is 3.6% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $8,372 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 10.97% ✓
• Cap rate: 99.83%
• Cash-on-cash: 334.05%
• DSCR: 15.86
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $92,340
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 11th St N	0.30mi	3/1.0	1,148 (+12%)	9mo	$25,000	$22	59
1629 4th St N	0.40mi	3/1.0	1,108 (+8%)	11mo	$99,999	$90	59
409 N 15th Ter	0.34mi	3/1.0	925 (-10%)	19mo	$90,000	$97	52
2212 20th St N	0.57mi	3/1.0	1,141 (+11%)	13mo	$45,000	$39	43
2107 16th Ave N	0.63mi	3/1.0	1,120 (+9%)	18mo	$115,000	$103	40
1916 Stouts Rd	0.74mi	3/1.0	912 (-11%)	16mo	$25,500	$28	33
2208 N 14th Ave	0.61mi	2/1.0 (-1)	1,170 (+14%)	17mo	$180,000	$154	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.74×
• Total profit: $42,231
• Equity at exit: $2,744

10-year hold

• IRR: —
• Equity multiple: 39.92×
• Total profit: $92,620
• Equity at exit: $3,528

Cash invested: $2,380 (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 35204

• Home prices YoY: 0.3%
• Active inventory: 64
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $932 high
• Mortgage (P&I): −$45
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $663

Break-even live

Break-even rent $93

Max offer price $8,500

Occupancy floor 24%

Sensitivity live

Price	-10% $667	-5% $665	+0% $663	+5% $660	+10% $658
Rent	-10% $589	-5% $626	+0% $663	+5% $699	+10% $736
Rate	-1.0pp $667	-0.5pp $665	base $663	+0.5pp $660	+1.0pp $658

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 12th St N Birmingham, AL	2.0	1.0	750	$800	$1.07	24d	1	0.10mi
1608 18th Pl N Birmingham, AL	3.0	2.0	1243	$950	$0.76	44d	1	0.18mi
1802 14th Ct N Birmingham, AL	2.0	1.0	700	$850	$1.21	20d	1	0.19mi
1906 15th Ct N Birmingham, AL	2.0	1.0	1311	$1,000	$0.76	24d	1	0.27mi
1305 16th St N Unit 1305 D Birmingham, AL	2.0	1.0	825	$595	$0.72	24d	1	0.29mi
1317 11th St N Birmingham, AL	3.0	1.0	1340	$1,200	$0.90	44d	1	0.30mi
1742 17th St N Unit 2 Birmingham, AL	3.0	2.0	1300	$1,500	$1.15	16d	1	0.31mi
1906 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.40mi
353 16th Ave N Birmingham, AL	3.0	1.0	1200	$995	$0.83	44d	1	0.40mi
1909 18th St N Unit 1909 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.43mi
1576 20th St N Apt D Birmingham, AL	2.0	1.0	900	$725	$0.81	44d	1	0.43mi
1428 F L Shuttlesworth Dr Fl Shuttlesworth Birmingham, AL	2.0	1.0	803	$825	$1.03	24d	3	0.43mi
1938 18th Pl N Unit 1938 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.44mi
1940 18th Pl N Unit 1940 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.44mi
1954 18th Pl N Birmingham, AL	2.0	1.0	900	$975	$1.08	44d	1	0.44mi
1994 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.44mi
2004 18th Pl N Unit 2004 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.44mi
2010 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	11d	1	0.44mi
2012 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	11d	1	0.44mi
1917 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.44mi
1113 15th St N Birmingham, AL	2.0	1.0	700	$880	$1.26	44d	2	0.50mi
2212 20th St N Birmingham, AL	3.0	1.0	1141	$895	$0.78	44d	1	0.54mi
1911 19th Ct N Apt 1 Birmingham, AL	2.0	1.0	750	$845	$1.13	12d	1	0.62mi
2000 Stouts Rd Birmingham, AL	2.0	1.0	700	$880	$1.26	44d	2	0.70mi
1153 2nd St N Birmingham, AL	3.0	1.0	1056	$1,150	$1.09	20d	1	0.74mi
2300 21st Ave N Birmingham, AL	2.0	1.0	700	$880	$1.26	44d	2	0.76mi
2413 14th Ave N Birmingham, AL	2.0	1.0	720	$675	$0.94	2d	3	0.78mi
2400 19th Ave N Unit B Birmingham, AL	2.0	1.0	750	$850	$1.13	22d	1	0.79mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	2d	1	0.89mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	11d	1	0.89mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	3d	1	0.89mi
2108 25th St N Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	44d	1	0.89mi
2608 20th Ave N Unit 5 Birmingham, AL	2.0	1.0	750	$875	$1.17	44d	1	0.98mi
2608 20th Ave N Birmingham, AL	2.0	1.0	750	$895	$1.19	44d	1	0.98mi
600 19th St N Unit 604 Birmingham, AL	2.0	2.0	1001	$2,895	$2.89	12d	1	1.04mi
600 19th St N Apt 202 Birmingham, AL	3.0	2.0	1248	$3,050	$2.44	12d	1	1.04mi
600 19th St N Unit 601 Birmingham, AL	2.0	2.0	1001	$2,544	$2.54	12d	1	1.04mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–3.0	1398	$4,560	$3.26	20d	83	1.04mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–2.0	1120	$3,550	$3.17	16d	30	1.04mi
1625 29th Ave N Birmingham, AL	3.0	2.0	1140	$1,200	$1.05	16d	1	1.23mi

Listing history 21 events

1. 2026-06-18
   days on market $8,500 Active 23 DOM
2. 2026-06-17
   days on market $8,500 Active 22 DOM
3. 2026-06-16
   days on market $8,500 Active 21 DOM
4. 2026-06-15
   days on market $8,500 Active 20 DOM
5. 2026-06-13
   days on market $8,500 Active 18 DOM
6. 2026-06-10
   days on market $8,500 Active 15 DOM
7. 2026-06-09
   days on market $8,500 Active 14 DOM
8. 2026-06-08
   days on market $8,500 Active 13 DOM
9. 2026-06-07
   days on market $8,500 Active 12 DOM
10. 2026-06-03
    days on market $8,500 Active 8 DOM
11. 2026-06-02
    days on market $8,500 Active 7 DOM
12. 2026-06-01
    days on market $8,500 Active 6 DOM
13. 2026-05-31
    days on market $8,500 Active 5 DOM
14. 2026-05-26
    listed $8,500 Active
15. 2025-06-27
    historical
16. 2025-04-20
    price $14,500
17. 2025-03-27
    listed $20,000 Active
18. 2024-09-30
    historical
19. 2024-08-08
    price $18,500
20. 2024-08-08
    price $23,500
21. 2024-07-08
    listed $31,000 Active

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $309 · $26/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 7 d/yr ≥106°F today · 18 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: $11,186
• − Mortgage interest: −$476
• − Property taxes: −$309
• − Insurance: −$42
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$247
• Taxable income: $8,321
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $5,953/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): 8,953
• Household income: $35,420
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 422.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Hispanic / Latino 5% Two or more races 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 0.64%
• Current HPI: 201.0777
• Rent YoY: —
• 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

-72.6% since first listed

8 events — show timeline

• 2026-05-26 Listed $8,500 FSBO.com
• 2025-06-27 Listing Removed — FMLS
• 2025-04-20 Price Changed $14,500 FMLS
• 2025-03-27 Listed $20,000 FMLS
• 2024-09-30 Listing Removed — FMLS
• 2024-08-08 Price Changed $18,500 FMLS
• 2024-08-08 Price Changed $23,500 FMLS
• 2024-07-08 Listed $31,000 FMLS

Property tax history

-1.9%/yr

Latest (2025): $309 · +0.0% YoY. Source: county tax records.