1304 Avenue G · Birmingham, AL 35218

$75,000

3 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 45 Days on market

Built 1940 6,534 sqft lot $42/sqft · 42% above area Est $53k · 42% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

ATTN INVESTORS! Welcome to 1304 Ave G! This well kept 3bd/1ba home is nestled in the established Ensley community and offers comfort, a functional layout with character and curb appeal!

Key facts

• 6,534 sq ft lot
• Built 1940
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: 50 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $1,233/mo this rent would consume 48% of the median local household income ($31k/yr) (locally 621% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $519 of loan paydown is wiped out by about $1k 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.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.64% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.34%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (median comp): $52,715
• List price: $75,000
• Delta: 42.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1422 Avenue J	0.24mi	3/2.0	1,692 (-6%)	14mo	$91,340	$54	64

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

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 1.99×
• Total profit: $20,811
• Equity at exit: $16,180

10-year hold

• IRR: 28.3%
• Equity multiple: 3.80×
• Total profit: $58,881
• Equity at exit: $15,401

Cash invested: $21,000 (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 35218

• Home prices YoY: -0.9%
• Active inventory: 50
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$393
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $443

Break-even live

Break-even rent $671

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $486	-5% $465	+0% $443	+5% $422	+10% $401
Rent	-10% $346	-5% $395	+0% $443	+5% $492	+10% $541
Rate	-1.0pp $481	-0.5pp $462	base $443	+0.5pp $424	+1.0pp $404

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 Avenue E Birmingham, AL	3.0	3.0	1519	$1,273	$0.84	17d	1	0.17mi
1520 Avenue G Unit G Birmingham, AL	4.0	1.0	1231	$1,100	$0.89	44d	1	0.18mi
820 17th Street Ensley Birmingham, AL	3.0	2.0	1336	$1,250	$0.94	44d	1	0.28mi
1701 Avenue I Unit I Birmingham, AL	4.0	2.0	1509	$1,225	$0.81	3d	1	0.32mi
1825 18th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1316	$1,123	$0.85	44d	1	0.55mi
725 Avenue G Unit G Birmingham, AL	3.0	1.0	1926	$1,175	$0.61	24d	1	0.58mi
604 5th Way Birmingham, AL	2.0	2.0	1513	$1,000	$0.66	44d	1	0.86mi
2523 16th street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1584	$1,300	$0.82	44d	1	0.94mi
2520 Avenue L Unit A Birmingham, AL	4.0	1.5	1260	$1,150	$0.91	24d	1	0.95mi
2436 Avenue S Birmingham, AL	4.0	2.0	1800	$1,400	$0.78	4d	1	0.98mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	2d	1	0.98mi
2348 Court R Birmingham, AL	3.0	2.0	2400	$1,639	$0.68	20d	1	0.98mi
2711 Avenue E Birmingham, AL	2.0	1.0	1560	$800	$0.51	44d	1	1.01mi
2426 Avenue U Unit U Birmingham, AL	3.0	2.0	1260	$1,175	$0.93	20d	1	1.01mi
2722 Avenue I Unit I Ensley, AL	4.0	1.0	1578	$1,000	$0.63	44d	1	1.03mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	44d	1	1.05mi
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	24d	1	1.05mi
2108 25th Street Ensley Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	44d	1	1.08mi
504 Templeton Rd Birmingham, AL	3.0	2.0	1508	$950	$0.63	4d	1	1.11mi
2908 Avenue I Unit I Ensley, AL	3.0	1.0	1383	$1,025	$0.74	24d	1	1.14mi
2714 17th Street Ensley Birmingham, AL	4.0	2.0	1976	$1,553	$0.79	4d	1	1.14mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	4d	1	1.16mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	44d	1	1.16mi
1545 29th Street Ensley Birmingham, AL	3.0	1.5	1331	$1,200	$0.90	44d	1	1.16mi
1633 29th Street Ensley Birmingham, AL	3.0	2.0	1658	$1,200	$0.72	44d	1	1.17mi
1313 Pike Rd Birmingham, AL	3.0	1.0	1437	$975	$0.68	44d	1	1.23mi
1724 30th Street Ensley Birmingham, AL	4.0	2.0	1428	$1,395	$0.98	17d	1	1.24mi
2528 25th Street Ensley Birmingham, AL	3.0	1.0	1563	$1,100	$0.70	44d	1	1.26mi
3100 Avenue J Birmingham, AL	3.0	1.0	1409	$1,000	$0.71	11d	1	1.27mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1692	$1,500	$0.89	20d	1	1.36mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1350	$1,500	$1.11	4d	1	1.36mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	24d	1	1.38mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	2d	1	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $75,000 Active 45 DOM
2. 2026-06-18
   days on market $75,000 Active 42 DOM
3. 2026-06-17
   days on market $75,000 Active 41 DOM
4. 2026-06-16
   status $75,000 Active 40 DOM
5. 2026-06-13
   statusdays on market $75,000 Pending 40 DOM
6. 2026-06-10
   days on market $75,000 Active 39 DOM
7. 2026-06-09
   days on market $75,000 Active 38 DOM
8. 2026-06-08
   days on market $75,000 Active 37 DOM
9. 2026-06-07
   days on market $75,000 Active 36 DOM
10. 2026-06-03
    days on market $75,000 Active 32 DOM
11. 2026-06-02
    status $75,000 Active 31 DOM
12. 2026-04-19
    listed $75,000 Active 185-char remark

    Show marketing remark (185 chars)

    ATTN INVESTORS! Welcome to 1304 Ave G! This well kept 3bd/1ba home is nestled in the established Ensley community and offers comfort, a functional layout with character and curb appeal!

13. 2023-10-04
    soldstatus $530,000
14. 2023-10-02
    soldstatus $66,250 Sold 474-char remark

    Show marketing remark (474 chars)

    Investor's add to your Portfolio, Section 8 Tenant remains Rented for $750 per month. Rent roll in documents. Can be purchased separately or as a part of an 8 pack of properties in close proximity. All sold with tenants in place. Cannot be shown until under contract for inspection. Monthly rental total for all 8 properties - $6,146 Addresses: 1) 3012 Anniston Ave, 2) 2318 Ave H, 3) 4717 Terrace M, 4) 1143 41st Street, 5) 5720 Court I 6) 4720 Court M 7) 915 38th Street.

15. 2023-08-04
    historical Contingent 474-char remark

    Show marketing remark (474 chars)

    Investor's add to your Portfolio, Section 8 Tenant remains Rented for $750 per month. Rent roll in documents. Can be purchased separately or as a part of an 8 pack of properties in close proximity. All sold with tenants in place. Cannot be shown until under contract for inspection. Monthly rental total for all 8 properties - $6,146 Addresses: 1) 3012 Anniston Ave, 2) 2318 Ave H, 3) 4717 Terrace M, 4) 1143 41st Street, 5) 5720 Court I 6) 4720 Court M 7) 915 38th Street.

16. 2023-07-31
    listed $60,000 Active 474-char remark

    Show marketing remark (474 chars)

    Investor's add to your Portfolio, Section 8 Tenant remains Rented for $750 per month. Rent roll in documents. Can be purchased separately or as a part of an 8 pack of properties in close proximity. All sold with tenants in place. Cannot be shown until under contract for inspection. Monthly rental total for all 8 properties - $6,146 Addresses: 1) 3012 Anniston Ave, 2) 2318 Ave H, 3) 4717 Terrace M, 4) 1143 41st Street, 5) 5720 Court I 6) 4720 Court M 7) 915 38th Street.

17. 2021-02-02
    soldstatus $48,000
18. 2020-12-21
    listed $48,000
19. 2013-07-01
    soldstatus $213,000

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,270 · $106/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,792
• − Mortgage interest: −$4,201
• − Property taxes: −$1,270
• − Insurance: −$375
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,182
• Taxable income: $4,397
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $4,265/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): 6,981
• Household income: $30,739
• Rent vs Own: 63.9% rent · 36.1% own
• Severe rent burden: 621.0

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 (76%)
• Race & ethnicity: Black 76% Two or more races 17% White 5% Hispanic / Latino 4%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 1%

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: ▼ -1.54%
• Current HPI: 170.4053
• 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

-64.8% since first listed

8 events — show timeline

• 2026-04-19 Listed $75,000 Greater Alabama MLS
• 2023-10-04 Sold (Public Records) $530,000 Public Records
• 2023-10-02 Sold (MLS) $66,250 Greater Alabama MLS
• 2023-08-04 Contingent — Greater Alabama MLS
• 2023-07-31 Listed $60,000 Greater Alabama MLS
• 2021-02-02 Sold (MLS) $48,000 Greater Alabama MLS
• 2020-12-21 Listed $48,000 Greater Alabama MLS
• 2013-07-01 Sold (Public Records) $213,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,270 · +0.0% YoY. Source: county tax records.