809 4th St W · Birmingham, AL 35204

$125,000

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 9 Days on market

Built 1915 3,049 sqft lot

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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).

• Cash flow +13.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Investment property . .. Sold AS-IS walking distance to Legion Field . New Roof , Re-wired , new plumbing . Only Some TLC is needed !!

Key facts

• 3,049 sq ft lot
• Built 1915
• Listed 8 days

Property features AI

Finance

• Other: Subdivision: College Hills

Exterior

• Parking: Off-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability: unknown
• Home design: Existing construction; Siding (other) exterior
• Construction: Crawl space foundation
• Exterior features: Not waterfront; No pool; No patio; No deck; No garden/patio; Lot view: none; Flood plain: no

Interior

• Kitchen: Stone countertops; Electric cooktop; Built-in dishwasher; Electric oven; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms; Tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: 918 HVAC/main living area; Ceilings: other (see remarks); No attic; No interior special features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $0 ($2/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (25.4% below list).
• Recommended offer: $93k (25.4% below list) — sets the bar for 1% rule.

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: Tuggle Elementary School (math 2% / reading 17%, grade F, #591 of 627 statewide, top 94%, 470 students, 87% FRL); Parker High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 826 students, 90% FRL).
• Market conditions: 65 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of equity ($864 loan paydown + $801 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.
• Current owner paid $56k; list at $125k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $93,241 (25.4% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $76,194
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
855 5th St W	0.09mi	3/1.0 (+1)	1,016 (+11%)	24mo	$87,000	$86	53
905 7th St W	0.29mi	3/1.0 (+1)	1,029 (+12%)	13mo	$85,000	$83	50
820 4th Ct W	0.63mi	2/1.0	806 (-12%)	4mo	$45,000	$56	47
446 1st St N	0.55mi	2/1.0	1,034 (+13%)	13mo	$75,000	$73	43

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $102
• Equity at exit: $40,354

10-year hold

• IRR: 5.1%
• Equity multiple: 1.59×
• Total profit: $20,668
• Equity at exit: $51,877

Cash invested: $35,000 (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: 65
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $932 high
• Mortgage (P&I): −$656
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $0

Break-even live

Break-even rent $932

Max offer price $125,000

Occupancy floor 95%

Sensitivity live

Price	-10% $71	-5% $36	+0% $0	+5% $-35	+10% $-71
Rent	-10% $-74	-5% $-37	+0% $0	+5% $37	+10% $74
Rate	-1.0pp $63	-0.5pp $32	base $0	+0.5pp $-32	+1.0pp $-65

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 7th St W Birmingham, AL	3.0	2.0	1029	$1,150	$1.12	45d	1	0.29mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	45d	1	0.32mi
624 4th Ct W Birmingham, AL	3.0	1.5	992	$1,250	$1.26	45d	1	0.48mi
517 11th Ct W Birmingham, AL	2.0	1.0	970	$795	$0.82	45d	1	0.57mi
413 Fulton Ave SW Birmingham, AL	3.0	1.0	940	$525	$0.56	4d	1	0.69mi
908 4th Ave W Birmingham, AL	2.0	1.0	700	$745	$1.06	25d	1	0.71mi
1000 4th Ave W Unit 4 Birmingham, AL	2.0	1.0	840	$823	$0.98	25d	1	0.76mi
1024 4th Ave W Unit B Birmingham, AL	2.0	1.0	840	$823	$0.98	45d	1	0.81mi
1153 2nd St N Birmingham, AL	3.0	1.0	1056	$1,150	$1.09	20d	1	0.86mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	13d	1	0.94mi
219 12th St W Birmingham, AL	2.0	1.0	800	$799	$1.00	25d	1	1.05mi
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	45d	1	1.23mi
112 Kappa Ave S Birmingham, AL	3.0	2.0	1034	$1,100	$1.06	45d	1	1.23mi
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	45d	1	1.39mi
1100 Cotton Ave SW Unit b Birmingham, AL	2.0	1.5	816	$988	$1.21	45d	1	1.40mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	45d	1	1.44mi
1113 15th St N Birmingham, AL	2.0	1.0	700	$880	$1.26	45d	2	1.45mi
1400 7th Ave N Birmingham, AL	1.0	1.0	730	$961	$1.32	25d	3	1.46mi
261 3rd Ave SW Birmingham, AL	1.0–2.0	1.0	634	$850	$1.34	4d	14	1.46mi
2916 24th Street Ensley Birmingham, AL	2.0	1.0	850	$590	$0.69	25d	1	1.49mi
1500 12th St N Birmingham, AL	2.0	1.0	750	$800	$1.07	25d	1	1.50mi

Listing history 7 events

1. 2026-06-21
   days on market $125,000 Active 9 DOM
2. 2026-06-18
   days on market $125,000 Active 6 DOM
3. 2026-06-17
   days on market $125,000 Active 5 DOM
4. 2026-06-16
   days on market $125,000 Active 4 DOM
5. 2026-06-15
   days on market $125,000 Active 3 DOM
6. 2026-06-13
   remarks 163-char remark
7. 2026-06-13
   listed $125,000 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: $347 · $29/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$166/yr (+$14/mo · 47.9%)

ⓘ 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 7/10 Severe 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,189
• − Mortgage interest: −$7,002
• − Property taxes: −$347
• − Insurance: −$625
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$3,636
• Taxable loss: −$2,211
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $532/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

+733.3% since first listed

7 events — show timeline

• 2026-06-12 Listed $125,000 Greater Alabama MLS
• 2022-08-12 Price Changed $725 RENT.
• 2020-06-09 Sold (Public Records) $55,742 Public Records
• 2019-12-13 Sold (MLS) $19,500 Greater Alabama MLS
• 2019-11-26 Pending — Greater Alabama MLS
• 2019-11-07 Listed $22,000 Greater Alabama MLS
• 1984-12-31 Sold (Public Records) $15,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $347 · +0.0% YoY. Source: county tax records.