1720 Valley Ave Unit C · Homewood, AL 35209

$165,000

3 bd · 1.5 ba · 1,154 sqft · Condo · 772 Days on market

Built 1944 Good condition $143/sqft · 15% below area Est $195k · 15% under $400/mo HOA · 27% of rent ↓ 7% since listing

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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).

• ARV discount +14.5/15.0
• Schools +6.2/10.0
• Cash flow +5.5/30.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1720 C Valley Avenue in the Valley View Condominium community! Homewood's awesome schools, and midway between Downtown Homewood and Downtown Birmingham, and all they both have to offer. 3 Bedrooms, Full bath and a rare half bath, spacious living and dining room with brand new Trex flooring. Freshly painted throughout! HVAC just a few years old per Seller, washer/dryer hook ups, gas stove and new refrigerator! Welcome HOME!

Key facts

• $400 HOA
• Built 1944
• Listed 771 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (9.1% below list).
• Recommended offer: $114k (31.2% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 2.3% in Homewood — 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 80/100 on livability (#5 in AL, #1,730 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Homewood City (suburban): math 55% / reading 74% proficiency, ranked #3 of 129 in AL (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shades Cahaba Elementary School (math 48% / reading 70%, grade B-, #67 of 627 statewide, top 11%, 501 students, 24% FRL); Homewood Middle School (math 52% / reading 76%, grade B+, #5 of 257 statewide, top 2%, 926 students, 30% FRL); Homewood High School (math 62% / reading 63%, grade B-, #4 of 305 statewide, top 1%, 1,330 students, 28% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 143 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 772 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent; built in 1944 — 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 $113,553 (31.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 772 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.23%
• DSCR: 0.59
• GRM: 9.2

CMA / ARV

• ARV (median comp): $195,234
• List price: $165,000
• Delta: -15.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Valley Ave Unit D	0.01mi	2/1.0 (-1)	972 (-16%)	1mo	$146,500	$151	67
2101 22nd Ct S	0.72mi	3/2.0	1,152 (-0%)	1mo	$485,000	$421	64
2012 20th Ave S	0.49mi	3/1.5	968 (-16%)	2mo	$355,000	$367	51
1824 Windsor Blvd	1.23mi	3/1.5	1,251 (+8%)	0mo	$435,000	$348	51
1409 17th St S	0.54mi	2/1.5 (-1)	1,280 (+11%)	2mo	$205,000	$160	50
1902 26th Ave S	0.47mi	2/2.0 (-1)	925 (-20%)	2mo	$218,500	$236	45
2542 Mountain Brook Cir #2542	1.37mi	2/2.0 (-1)	1,260 (+9%)	2mo	$509,000	$404	41
528 21st Ave S	1.09mi	2/2.0 (-1)	1,269 (+10%)	2mo	$140,000	$110	40
1905 22nd St S	0.84mi	2/2.0 (-1)	1,022 (-11%)	1mo	$432,000	$423	38
1880 Red Mountain Ln Unit D	0.99mi	2/2.0 (-1)	1,426 (+24%)	0mo	$557,500	$391	33
1884 Red Mountain Ln Unit D	0.93mi	2/2.0 (-1)	1,426 (+24%)	0mo	$540,000	$379	33
350 Hallman Hl E #309	0.75mi	2/2.0 (-1)	1,328 (+15%)	1mo	$649,000	$489	32

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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -31.9%
• Equity multiple: -0.05×
• Total profit: $-48,598
• Equity at exit: $24,602

10-year hold

• IRR: -32.8%
• Equity multiple: -0.48×
• Total profit: $-68,259
• Equity at exit: $14,266

Cash invested: $46,200 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $200,000 ($206/sqft)
• Median days on market: 196 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -17.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35209

• Rents YoY: 3.3%
• Active inventory: 143
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$400
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-356

Break-even live

Break-even rent $1,950

Max offer price $113,553

Occupancy floor —

Sensitivity live

Price	-10% $-242	-5% $-299	+0% $-356	+5% $-413	+10% $-470
Rent	-10% $-474	-5% $-415	+0% $-356	+5% $-296	+10% $-237
Rate	-1.0pp $-272	-0.5pp $-314	base $-356	+0.5pp $-398	+1.0pp $-442

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Valley Ave Apt E Homewood, AL	2.0	1.0	972	$1,600	$1.65	87d	1	0.06mi
1717 Ashwood Ln Birmingham, AL	2.0	2.5	1368	$2,100	$1.54	98d	1	0.15mi
1661 Valley Ave Apt E Homewood, AL	2.0	1.0	960	$1,095	$1.14	6d	1	0.21mi
1657 Ashwood Ln Birmingham, AL	2.0	2.5	1368	$2,000	$1.46	80d	1	0.25mi
1619 16th Ave S Unit 3 Birmingham, AL	2.0	1.0	700	$909	$1.30	78d	1	0.36mi
1619 16th Ave S Apt 1 Birmingham, AL	2.0	1.0	700	$972	$1.39	6d	1	0.36mi
2524 18th Pl S Apt C Birmingham, AL	2.0	1.0	1000	$1,200	$1.20	139d	1	0.36mi
1709 16th Ave S Apt 3 Birmingham, AL	2.0	1.0	910	$1,363	$1.50	140d	1	0.38mi
1513 16th Ave S Unit 1 Birmingham, AL	2.0	1.0	705	$1,394	$1.98	65d	1	0.38mi
1509 16th Ave S Birmingham, AL	1.0–2.0	1.0	700	$950	$1.36	9d	1	0.39mi
1630 16th Ave S Unit 1630 Birmingham, AL	2.0	1.0	850	$1,306	$1.54	9d	1	0.39mi
1632 16th Ave S Unit 1632 Birmingham, AL	2.0	1.0	850	$1,184	$1.39	88d	1	0.39mi
1340 18th Ave S Apt C2 Birmingham, AL	2.0	1.0	750	$850	$1.13	139d	1	0.41mi
1502 16th St S Unit ) Birmingham, AL	2.0	1.0	850	$925	$1.09	82d	1	0.41mi
1502 16th St S Unit ) Birmingham, AL	2.0	1.0	875	$995	$1.14	139d	1	0.41mi
1521 17th St S Apt 23 Birmingham, AL	2.0	1.0	880	$875	$0.99	119d	1	0.42mi
1404 17th Ave S Unit 2 Birmingham, AL	2.0	1.0	900	$1,160	$1.29	139d	1	0.43mi
1725 15th Ave S Birmingham, AL	3.0	1.0	1338	$2,150	$1.61	62d	1	0.43mi
1534 17th St S Birmingham, AL	1.0–2.0	1.0	923	$1,074	$1.16	9d	4	0.44mi
1501 15th Ave S Birmingham, AL	1.0–2.0	1.0	600	$1,327	$2.21	0d	3	0.47mi
1755 15th Ave S Apt 3 Birmingham, AL	2.0	1.0	826	$1,293	$1.57	7d	1	0.48mi
1329 16th Ave S Birmingham, AL	3.0	2.0	1260	$2,100	$1.67	88d	1	0.48mi
1329 16th Ave S Birmingham, AL	3.0	2.0	1333	$2,100	$1.58	77d	1	0.48mi
2822 16th Pl S Birmingham, AL	2.0	1.0	914	$2,200	$2.41	111d	1	0.51mi
1620 15th Ave S Birmingham, AL	1.0–2.0	1.0	720	$849	$1.18	9d	4	0.52mi
1436 18th St S Unit 3 Birmingham, AL	2.0	2.0	923	$1,346	$1.46	65d	1	0.52mi
1340 15th Ave S Unit C Birmingham, AL	2.0	1.0	996	$1,233	$1.24	93d	1	0.54mi
1732 14th Ter S Birmingham, AL	2.0	1.5	1120	$1,345	$1.20	119d	1	0.54mi
1434 18th St S Unit 11 Birmingham, AL	2.0	1.0	872	$900	$1.03	119d	1	0.54mi
1629 14th Ave S Unit 1629-B Birmingham, AL	2.0	1.0	800	$1,263	$1.58	9d	1	0.55mi
1629 14th Ave S Unit 1629-G Birmingham, AL	2.0	1.0	825	$1,271	$1.54	6d	1	0.55mi
1629 14th Ave S Birmingham, AL	2.0	1.0	800	$1,179	$1.47	115d	1	0.55mi
1629 14th Ave S Unit 1629-H Birmingham, AL	2.0	1.0	825	$1,265	$1.53	6d	1	0.55mi
1629 14th Ave S Unit 1629-J Birmingham, AL	2.0	1.0	800	$1,083	$1.35	98d	1	0.55mi
1413 14th St S Unit 201 Birmingham, AL	2.0	1.0	725	$875	$1.21	110d	1	0.56mi
1429 18th St S Apt A Birmingham, AL	2.0	1.0	1100	$1,298	$1.18	6d	1	0.56mi
1200 18th Ave S Birmingham, AL	1.0–2.0	1.0–1.5	915	$1,497	$1.64	0d	3	0.56mi
1411 14th St S Apt 2 Birmingham, AL	2.0	1.0	825	$1,127	$1.37	63d	1	0.57mi
1913 16th Ave S Unit 1Apt A Birmingham, AL	2.0	2.0	1200	$1,650	$1.38	139d	1	0.58mi
1409 14th St S Birmingham, AL	2.0	1.0	940	$1,257	$1.34	110d	1	0.58mi

HOA detail $400/mo · $4,800/yr condo

• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $165,000 Active 772 DOM
2. 2026-09-23
   days on market $165,000 Active 771 DOM
3. 2026-09-22
   days on market $165,000 Active 770 DOM
4. 2026-09-21
   days on market $165,000 Active 769 DOM
5. 2026-09-20
   days on market $165,000 Active 768 DOM
6. 2026-09-19
   days on market $165,000 Active 767 DOM
7. 2026-09-18
   days on market $165,000 Active 766 DOM
8. 2026-09-17
   days on market $165,000 Active 765 DOM
9. 2026-09-16
   days on market $165,000 Active 764 DOM
10. 2026-09-15
    days on market $165,000 Active 763 DOM
11. 2026-09-14
    days on market $165,000 Active 762 DOM
12. 2026-09-13
    days on market $165,000 Active 761 DOM
13. 2026-09-12
    days on market $165,000 Active 760 DOM
14. 2026-09-11
    days on market $165,000 Active 759 DOM
15. 2026-09-05
    days on market $165,000 Active 753 DOM
16. 2026-09-04
    days on market $165,000 Active 752 DOM
17. 2026-09-03
    days on market $165,000 Active 751 DOM
18. 2026-08-31
    days on market $165,000 Active 748 DOM
19. 2026-08-30
    days on market $165,000 Active 747 DOM
20. 2026-08-29
    days on market $165,000 Active 746 DOM
21. 2026-08-28
    days on market $165,000 Active 745 DOM
22. 2026-08-27
    days on market $165,000 Active 744 DOM
23. 2026-08-25
    days on market $165,000 Active 742 DOM
24. 2026-08-24
    days on market $165,000 Active 741 DOM
25. 2026-08-23
    days on market $165,000 Active 740 DOM
26. 2026-08-22
    days on market $165,000 Active 739 DOM
27. 2026-08-21
    days on market $165,000 Active 738 DOM
28. 2026-08-20
    days on market $165,000 Active 737 DOM
29. 2026-08-19
    days on market $165,000 Active 736 DOM
30. 2026-08-18
    days on market $165,000 Active 735 DOM
31. 2026-08-17
    days on market $165,000 Active 734 DOM
32. 2026-08-16
    days on market $165,000 Active 733 DOM
33. 2026-08-15
    days on market $165,000 Active 732 DOM
34. 2026-08-14
    days on market $165,000 Active 731 DOM
35. 2026-08-13
    days on market $165,000 Active 730 DOM
36. 2026-08-12
    days on market $165,000 Active 729 DOM
37. 2026-08-11
    days on market $165,000 Active 728 DOM
38. 2026-08-10
    days on market $165,000 Active 727 DOM
39. 2026-08-09
    days on market $165,000 Active 726 DOM
40. 2026-08-08
    days on market $165,000 Active 725 DOM
41. 2026-08-07
    days on market $165,000 Active 724 DOM
42. 2026-08-06
    days on market $165,000 Active 723 DOM
43. 2026-08-05
    days on market $165,000 Active 722 DOM
44. 2026-08-04
    days on market $165,000 Active 721 DOM
45. 2026-08-03
    days on market $165,000 Active 720 DOM
46. 2026-07-31
    days on market $165,000 Active 717 DOM
47. 2026-07-30
    days on market $165,000 Active 715 DOM
48. 2026-07-28
    days on market $165,000 Active 714 DOM
49. 2026-07-26
    days on market $165,000 Active 712 DOM
50. 2026-07-24
    days on market $165,000 Active 710 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,996
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$4,800
• − Depreciation: −$4,800
• Taxable loss: −$7,026
• Est. tax savings @ 24.0%: +$1,686
• After-tax cash flow: $-2,580/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $5,770–$17,310 screening

This condo is in good condition with fresh paint and new flooring, making it move-in ready. Minor touch-ups and landscaping improvements can further enhance its value.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances the home's curb appeal and can make it more attractive to potential buyers. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Shades Cahaba Elementary School B- AL #67/627 Nat'l #8,048/41,679 Middle Homewood Middle School B+ AL #5/257 Nat'l #1,362/14,009 High Homewood High School B- AL #4/305 Nat'l #3,176/17,239

Schools (NCES district)

• District: Homewood City
• NCES district ID: 0101760
• Math proficiency: 55% ▼ -20.00%
• Reading proficiency: 74% ▲ 6.00%
• Median HH income: $63,366
• Composite: 56.01/100
• National rank: #1189
• State rank: #3 of 129 in AL

A Composite livability gradescore 80/100

Livability — Homewood

• Score: 80/100
• State rank: #5
• US rank: #1730

Category grades

Amenities C Commute A+ Cost of living F Crime B Employment A+ Housing A+ Health & safety C User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homewood, AL
• County: Jefferson County · 669,185 people
• City population: 32,734
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 32,734
• Household income: $71,439
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Hispanic / Latino 7% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1%

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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: ▼ -472.07%
• Current HPI: 312.2185
• Rent YoY: ▲ 3.34%
• Metro: Birmingham-Hoover, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-7.4% since first listed

4 events — show timeline

• 2026-03-13 Relisted — Greater Alabama MLS
• 2026-03-13 Delisted — Greater Alabama MLS
• 2025-08-27 Price Changed $175,000 Greater Alabama MLS
• 2024-08-12 Listed $189,000 Greater Alabama MLS