401 20th St S #211 · Birmingham, AL 35233

$285,000

2 bd · 2.0 ba · 1,230 sqft · Condo public records · 49 Days on market

Built 2007 $232/sqft · 9% below area Est $313k · 9% under ↓ 2% since listing

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Why this score? — see what drove the F 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 +11.5/15.0
• Appreciation +4.3/10.0
• Livability +3.4/5.0
• Cash flow +2.6/30.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +1.8/5.0
• Schools +0.9/10.0
• DSCR +0.0/10.0

Listing remarks

Located in the heart of the UAB Medical District. Immediate Vacancy! Beautiful and spacious 2BR 2BA Condo - Convenient 2nd Floor Unit. 2 ASSIGNED PARKING SPACES. Great open floor plan and spacious bedrooms and baths. Full size kitchen with separate laundry room and storage shelves. washer and dryer included. Gated community with private assigned parking deck, outdoor swimming pool, separate courtyard garden with fountain and outdoor grilling stations. 24/7 Fitness Center, Clubroom with complimentary coffee and tea. Assigned parking in Bristol parking deck. Rent includes all amenities and includes cable, internet, water, sewer, trash. Great rental investment as Bristol is a quiet community a

Key facts

• Gated community
• 24/7 fitness center
• Courtyard garden

Tags

• GATED COMMUNITY
• OUTDOOR SWIMMING POOL
• COURTYARD GARDEN
• OUTDOOR GRILLING STATIONS
• 24/7 FITNESS CENTER
• CLUBROOM WITH COFFEE AND TEA

Property features AI

Finance

• Other: Unit/lot number 211; Subdivision: BRISTOL SOUTHSIDE
• HOA & community: Condo fee collected monthly

Exterior

• Parking: Assigned side-entry garage space (1 total)
• Utilities: Public water; Connected sewer; Electric water heater; Underground utilities; Internet service available (Spectrum)
• Home design: Condo unit (second floor); Existing construction
• Construction: Siding (wood) and stucco exterior; Slab foundation
• Exterior features: Community in-ground pool with perimeter fencing; Open patio; City view

Interior

• Kitchen: Laminate countertops; Breakfast bar; Eating area; Pantry; Electric cooktop; Built-in dishwasher; Electric oven; Refrigerator; Electric stove
• Bedrooms: Bedrooms located on main level; Walk-in closets
• Flooring: Hardwood laminate
• Bathrooms: Two full bathrooms; Separate shower and garden tub; Separate vanities; Tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; French doors
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $-976 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (29.0% below list).
• Recommended offer: $202k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 2.2% vs local median 6.2% in Birmingham — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: George Washington Carver High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 531 students, 87% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents soft (-2.8%/yr); 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 49 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $202,301 (29.0% 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 49 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 2.18%
• Cash-on-cash: -14.67%
• DSCR: 0.35
• GRM: 11.7

CMA / ARV

• ARV (median comp): $312,972
• List price: $285,000
• Delta: -8.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.32% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.0%
• Equity multiple: -0.17×
• Total profit: $-93,254
• Equity at exit: $64,403

10-year hold

• IRR: -29.5%
• Equity multiple: -1.05×
• Total profit: $-163,477
• Equity at exit: $63,953

Cash invested: $79,800 (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 35233

• Home prices YoY: -1.2%
• Rents YoY: -2.8%
• Active inventory: 54
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$183 /mo · $2,202/yr
• Insurance: −$119
• HOA est. from 4 same-building comps: −$777
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-976

Break-even live

Break-even rent $3,258

Max offer price $112,650

Occupancy floor —

Sensitivity live

Price	-10% $-814	-5% $-895	+0% $-976	+5% $-1,056	+10% $-1,137
Rent	-10% $-1,135	-5% $-1,056	+0% $-976	+5% $-896	+10% $-816
Rate	-1.0pp $-832	-0.5pp $-903	base $-976	+0.5pp $-1,049	+1.0pp $-1,125

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 20th St S Birmingham, AL	2.0–3.0	2.0	1163	$2,100	$1.81	18d	2	0.02mi
401 20th St S Birmingham, AL	2.0	2.0	1295	$2,000	$1.54	13d	2	0.02mi
2020 5th Ave S Birmingham, AL	1.0–3.0	1.0–2.5	1108	$2,175	$1.96	16d	4	0.04mi
2014 3rd Ave S Birmingham, AL	3.0	1.0–3.0	1107	$2,311	$2.09	4d	73	0.13mi
2000 2nd Ave S Birmingham, AL	2.0	1.0–2.0	980	$2,419	$2.47	5d	27	0.20mi
1701 1st Ave S Birmingham, AL	1.0–2.0	1.0–2.0	889	$2,506	$2.82	4d	21	0.37mi
1508 4th Ave S Birmingham, AL	2.0	2.0	1142	$2,222	$1.95	5d	3	0.48mi
2400 1st Ave S Birmingham, AL	2.0	1.0–2.0	824	$1,968	$2.39	3d	29	0.53mi
120 19th St N Unit 312 Birmingham, AL	2.0	2.0	952	$3,495	$3.67	45d	1	0.54mi
1001 20th St S Birmingham, AL	4.0	1.0–4.0	824	$2,012	$2.44	4d	22	0.55mi
201 20th St N Birmingham, AL	1.0	1.0	491	$1,619	$3.29	5d	30	0.55mi
120 19th St N Birmingham, AL	1.0–2.0	1.0–2.0	886	$2,190	$2.47	4d	14	0.55mi
2024 2nd Ave N #1801 Birmingham, AL	2.0	2.0	1340	$2,500	$1.87	25d	1	0.55mi
2722 5th Ave S Birmingham, AL	2.0	1.0–2.0	794	$2,300	$2.90	3d	11	0.64mi
1816 3rd Ave N Birmingham, AL	1.0	1.0–1.5	1305	$2,865	$2.20	5d	15	0.65mi
2020 11th Ave S Birmingham, AL	1.0	1.0	515	$1,100	$2.14	5d	5	0.65mi
2412 2nd Ave N #11 Birmingham, AL	1.0	1.0	990	$1,800	$1.82	45d	1	0.68mi
1124 20th St S Birmingham, AL	1.0–2.0	1.0	1123	$1,243	$1.11	12d	2	0.70mi
2808 7th Ave S Birmingham, AL	1.0–2.0	1.0–2.0	933	$1,789	$1.92	12d	11	0.76mi
2808 7th Ave S Birmingham, AL	1.0–2.0	1.0–2.0	933	$1,714	$1.84	3d	11	0.76mi
2230 Highland Ave Birmingham, AL	2.0	1.0–2.0	968	$3,205	$3.31	3d	272	0.78mi
2900 7th Ave S Birmingham, AL	1.0–2.0	1.0–2.0	889	$1,858	$2.09	3d	15	0.82mi
1711 13th Ave S Birmingham, AL	1.0	2.0	1000	$1,875	$1.88	45d	1	0.85mi
2173 Highland Ave S Birmingham, AL	1.0–2.0	1.0–2.0	908	$2,241	$2.47	3d	32	0.86mi
1744 13th Ct S Unit 101 Birmingham, AL	2.0	1.0	800	$695	$0.87	45d	1	0.87mi
1701 13th Ave S Unit 2 Birmingham, AL	2.0	1.0	708	$1,168	$1.65	45d	1	0.88mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–3.0	1398	$3,008	$2.15	21d	83	0.89mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–2.0	1120	$2,725	$2.43	18d	30	0.89mi
55 Hanover Cir S Birmingham, AL	1.0	1.0	678	$1,175	$1.73	45d	2	0.89mi
55 Hanover Cir S Birmingham, AL	1.0	1.0	678	$1,175	$1.73	18d	2	0.89mi
600 19th St N Apt 202 Birmingham, AL	3.0	2.0	1248	$3,050	$2.44	13d	1	0.89mi
600 19th St N Unit 601 Birmingham, AL	2.0	2.0	1001	$2,544	$2.54	13d	1	0.89mi
600 19th St N Unit 604 Birmingham, AL	2.0	2.0	1001	$2,895	$2.89	13d	1	0.89mi
600 24th St N Birmingham, AL	1.0–3.0	1.0–2.0	1098	$1,244	$1.13	3d	13	0.91mi
2721 Hanover Cir Unit 5 Birmingham, AL	2.0	1.0	950	$1,150	$1.21	45d	1	0.91mi
2830 10th Ct S Birmingham, AL	1.0	1.0	747	$877	$1.17	18d	1	0.92mi
2933 Clairmont Ave Apt 9 Birmingham, AL	2.0	2.0	830	$1,483	$1.79	12d	1	0.96mi
1022 28th Pl S #2 Birmingham, AL	1.0	1.0	740	$1,100	$1.49	45d	1	0.96mi
1327 16th St S Apt 4 Birmingham, AL	2.0	1.0	921	$1,110	$1.21	25d	1	0.96mi
1327 16th St S Unit 3 Birmingham, AL	2.0	1.0	921	$1,143	$1.24	5d	1	0.97mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashinternetcablepoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $285,000 Active 49 DOM
2. 2026-06-18
   days on market $285,000 Active 46 DOM
3. 2026-06-17
   days on market $285,000 Active 45 DOM
4. 2026-06-16
   days on market $285,000 Active 44 DOM
5. 2026-06-15
   days on market $285,000 Active 43 DOM
6. 2026-06-13
   days on market $285,000 Active 41 DOM
7. 2026-06-10
   days on market $285,000 Active 38 DOM
8. 2026-06-09
   days on market $285,000 Active 37 DOM
9. 2026-06-08
   days on market $285,000 Active 36 DOM
10. 2026-06-07
    pricedays on market $285,000 Active 35 DOM
11. 2026-06-03
    days on market $290,000 Active 31 DOM
12. 2026-06-02
    days on market $290,000 Active 30 DOM
13. 2026-06-01
    days on market $290,000 Active 29 DOM
14. 2026-05-31
    days on market $290,000 Active 28 DOM
15. 2026-05-02
    listed $290,000 Active 950-char remark

ⓘ 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: $2,202 · $183/mo
• Projected year-2 tax: $2,202 · $183/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,276
• − Mortgage interest: −$15,964
• − Property taxes: −$2,202
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$9,324
• − Depreciation: −$8,291
• Taxable loss: −$16,814
• Est. tax savings @ 24.0%: +$4,035
• After-tax cash flow: $-7,672/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): 3,570
• Household income: $60,336
• Rent vs Own: 92.8% rent · 7.2% own
• Severe rent burden: 695.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 44% Black 22% Asian 21% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 20% · China, Canada, South Korea
• Languages at home: 68% English-only · Other Indo-European 9% Spanish 8% Chinese 8%

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: ▼ -1.32%
• Current HPI: 111.6176
• Rent YoY: ▼ -2.84%
• 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

-1.7% since first listed

2 events — show timeline

• 2026-06-05 Price Changed $285,000 Greater Alabama MLS
• 2026-05-02 Listed $290,000 Greater Alabama MLS

Property tax history

+3.2%/yr

Latest (2025): $2,202 · +0.0% YoY. Source: county tax records.