8233 12th Ave S · Birmingham, AL 35206

$100,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 55 Days on market

Built 1980 8,712 sqft lot $79/sqft · 23% below area Est $130k · 23% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.1/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready home offering comfort, space, and versatility. This property features a partially finished basement, ideal for a second living area, home office, gym, or recreation space. The main level offers a bright, inviting layout with spacious living areas, a functional kitchen, and comfortable bedrooms. Enjoy the outdoors in the nice-sized yard, perfect for entertaining, gardening, pets, or relaxing. With its flexible space and ready-to-enjoy condition, this home is a must-see!

Key facts

• Nice sized yard
• 8,712 sq ft lot
• Built 1980

Tags

• PARTIALLY FINISHED BASEMENT
• NICE SIZED YARD

Property features AI

Finance

• Financial info: Down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet availability unknown
• Home design: Siding exterior (other); Existing construction; Tri-level: no; Split level: no; Split foyer: no
• Construction: Basement foundation
• Exterior features: No pool; No patio; No deck; No garden/patio; Not waterfront

Interior

• Kitchen: Laminate countertops; Electric cooktop; Built-in dishwasher; Electric oven
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on main level; Master bath on main level; Tub/shower combination
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; Has attic with pull-down access; Partial daylight basement with both finished and unfinished areas; Basement laundry area
• Laundry & utility: Washer hookup in basement; Electric dryer hookup in basement; Laundry located in basement area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Robinson Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 344 students, 85% FRL); Woodlawn High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 738 students, 91% FRL).
• Market conditions: Rents rising (+1.8%/yr); 128 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $100k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.21% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 6.9

CMA / ARV

• ARV (median comp): $129,932
• List price: $100,000
• Delta: -23.04%
• 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
914 83rd St S	0.25mi	3/2.0	1,320 (+4%)	4mo	$90,000	$68	75
824 85th St S	0.41mi	3/1.0	1,269 (-0%)	7mo	$96,000	$76	75
775 81st Pl S	0.45mi	3/1.0	1,232 (-3%)	6mo	$103,000	$84	68
617 83rd Pl S	0.64mi	3/1.0	1,344 (+6%)	0mo	$82,000	$61	60
8313 9th Ave S	0.27mi	3/1.0	1,453 (+14%)	6mo	$110,000	$76	59
1009 S 82nd St	0.22mi	2/1.0 (-1)	1,094 (-14%)	6mo	$55,000	$50	57
913 77th St S	0.70mi	3/1.5	1,238 (-3%)	8mo	$65,000	$53	54
723 84th Pl S	0.53mi	3/2.0	1,380 (+8%)	3mo	$179,000	$130	54
848 86th St S	0.64mi	3/3.0	1,226 (-4%)	4mo	$155,000	$126	52
740 81st Pl S	0.58mi	2/2.0 (-1)	1,137 (-11%)	1mo	$40,000	$35	46
709 85th St S	0.60mi	3/2.0	1,448 (+14%)	1mo	$185,000	$128	44
8229 Rugby Ave	0.71mi	3/2.0	1,120 (-12%)	7mo	$46,000	$41	37

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $236
• Equity at exit: $14,910

10-year hold

• IRR: 8.7%
• Equity multiple: 1.63×
• Total profit: $17,539
• Equity at exit: $8,646

Cash invested: $28,000 (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 35206

• Home prices YoY: -32.0%
• Rents YoY: 1.8%
• Active inventory: 128
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$524
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $280

Break-even live

Break-even rent $855

Max offer price $100,000

Occupancy floor 72%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8229 9th Ave S Birmingham, AL	2.0	1.0	997	$1,195	$1.20	3d	1	0.27mi
8621 10th Ave S Birmingham, AL	3.0	2.0	1240	$1,400	$1.13	23d	1	0.43mi
775 81st Pl S Birmingham, AL	3.0	1.0	1232	$1,095	$0.89	23d	1	0.45mi
745 82nd Pl S Birmingham, AL	3.0	2.0	1200	$1,168	$0.97	2d	1	0.49mi
832 79th Pl S Birmingham, AL	3.0	1.0	960	$1,250	$1.30	23d	1	0.50mi
7808 Vienna Ave Birmingham, AL	2.0	1.0	904	$850	$0.94	44d	1	0.51mi
768 80th Pl S Unit 1 Birmingham, AL	3.0	2.0	1134	$1,200	$1.06	44d	1	0.52mi
730 82nd Pl S Birmingham, AL	3.0	1.0	896	$1,023	$1.14	3d	1	0.53mi
8122 Rugby Ave Unit B Birmingham, AL	2.0	1.0	900	$795	$0.88	44d	1	0.56mi
8013 Rugby Ave Birmingham, AL	3.0	2.0	1460	$1,150	$0.79	23d	1	0.58mi
735 81st St S Birmingham, AL	3.0	2.0	1224	$1,400	$1.14	23d	1	0.58mi
8242 Vassar Ave Birmingham, AL	4.0	1.0	1212	$1,100	$0.91	44d	1	0.59mi
636 83rd Pl S Birmingham, AL	2.0	2.0	1062	$1,175	$1.11	44d	1	0.60mi
731 81st St S Birmingham, AL	3.0	1.0	1221	$995	$0.81	10d	1	0.60mi
7825 Rugby Ct Birmingham, AL	2.0	1.0	929	$875	$0.94	21d	1	0.68mi
8211 Rugby Ave Birmingham, AL	4.0	1.0	966	$1,250	$1.29	44d	1	0.68mi
7824 Rugby Ct Birmingham, AL	4.0	1.5	1650	$1,275	$0.77	44d	1	0.70mi
836 Vanderbilt St Birmingham, AL	3.0	1.0	1072	$850	$0.79	23d	1	0.71mi
7827 Rugby Ave Birmingham, AL	3.0	1.0	1365	$850	$0.62	3d	1	0.72mi
7931 7th Ave S Birmingham, AL	3.0	1.0	1320	$1,450	$1.10	44d	1	0.73mi
7823 Rugby Ave Birmingham, AL	3.0	1.0	1023	$1,175	$1.15	44d	1	0.73mi
805 Vanderbilt St Birmingham, AL	4.0	2.0	1692	$1,291	$0.76	21d	1	0.74mi
514 81st St S Birmingham, AL	4.0	2.0	1174	$1,295	$1.10	44d	1	0.76mi
512 81st St S Birmingham, AL	3.0	1.0	1156	$1,150	$0.99	44d	1	0.78mi
756 Vanderbilt St Birmingham, AL	3.0	2.0	1096	$1,000	$0.91	44d	1	0.81mi
8408 5th Ave S Birmingham, AL	3.0	1.0	1100	$1,528	$1.39	44d	1	0.81mi
8408 5th Ave S Birmingham, AL	3.0	1.0	890	$1,295	$1.46	10d	1	0.81mi
8202 4th Ave S Birmingham, AL	3.0	1.0	1178	$1,075	$0.91	44d	1	0.87mi
8035 4th Ave S Birmingham, AL	3.0	2.0	1096	$1,050	$0.96	44d	1	0.88mi
8108 4th Ave S Birmingham, AL	3.0	2.0	1384	$1,200	$0.87	44d	1	0.89mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,275	$1.27	3d	1	0.89mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,300	$1.30	44d	1	0.89mi
425 87th St S Birmingham, AL	2.0	1.0	890	$1,077	$1.21	44d	1	0.90mi
8513 4th Ave S Birmingham, AL	3.0	1.0	1150	$1,150	$1.00	44d	1	0.91mi
7815 4th Ave S Birmingham, AL	3.0	2.0	1496	$1,650	$1.10	1d	1	0.99mi
8129 2nd Ave S Unit B Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	1.00mi
630 77th St S Birmingham, AL	2.0	2.0	1100	$983	$0.89	3d	1	1.02mi
8240 2nd Ave S Birmingham, AL	2.0	1.0	990	$875	$0.88	23d	1	1.02mi
7313 Paris Ave Birmingham, AL	3.0	2.0	1000	$1,395	$1.40	3d	1	1.03mi
8128 2nd Ave S Birmingham, AL	4.0	1.0	1390	$1,150	$0.83	23d	1	1.04mi

Listing history 17 events

1. 2026-06-18
   days on market $100,000 Active 55 DOM
2. 2026-06-17
   days on market $100,000 Active 54 DOM
3. 2026-06-16
   days on market $100,000 Active 53 DOM
4. 2026-06-15
   days on market $100,000 Active 52 DOM
5. 2026-06-13
   days on market $100,000 Active 50 DOM
6. 2026-06-10
   days on market $100,000 Active 47 DOM
7. 2026-06-09
   days on market $100,000 Active 46 DOM
8. 2026-06-08
   days on market $100,000 Active 45 DOM
9. 2026-06-07
   days on market $100,000 Active 44 DOM
10. 2026-06-03
    days on market $100,000 Active 40 DOM
11. 2026-06-02
    days on market $100,000 Active 39 DOM
12. 2026-06-01
    days on market $100,000 Active 38 DOM
13. 2026-05-31
    days on market $100,000 Active 37 DOM
14. 2026-04-24
    listed $100,000 Active 487-char remark
15. 2020-06-22
    soldstatus $57,000
16. 1996-05-09
    soldstatus $49,900
17. 1984-04-18
    soldstatus $32,500

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,312 · $109/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 4/10 Moderate
• 🌡 Heat 5/10 Major 3 d/yr ≥106°F today · 8 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,517
• − Mortgage interest: −$5,602
• − Property taxes: −$1,312
• − Insurance: −$500
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,909
• Taxable income: $1,872
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,914/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): 15,621
• Household income: $42,549
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1169.0

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 (73%)
• Race & ethnicity: Black 73% White 22% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 0%

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: ▼ -68.70%
• Current HPI: 146.2168
• Rent YoY: ▲ 1.82%
• 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

+207.7% since first listed

4 events — show timeline

• 2026-04-24 Listed $100,000 Greater Alabama MLS
• 2020-06-22 Sold (Public Records) $57,000 Public Records
• 1996-05-09 Sold (Public Records) $49,900 Public Records
• 1984-04-18 Sold (Public Records) $32,500 Public Records

Property tax history

+11.6%/yr

Latest (2025): $1,312 · +2.6% YoY. Source: county tax records.