808 26th St SW · Birmingham, AL 35211

$79,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 20 Days on market

Built 1941 6,534 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This area has a long track record of strong rental demand at the lower price points. Convenient to downtown, UAB, and major employment centers. Own two houses on one lot. This SW Birmingham property features a front 2 bedroom, 1 bath cottage on one level plus a second 2 bedroom, 1.5 bath home in the back, giving you options and extra space without a big payment. The front home offers a classic, easy-to-live-in layout with a welcoming front exterior and all rooms on one floor—great for long-term tenants or anyone who prefers no stairs. The rear home is a unique triangle-shaped design with an unusual but very usable floor plan, including two bedrooms and an extra half bath.

Key facts

• Usable floor plan
• 6,534 sq ft lot
• Built 1941

Tags

• TRIANGLE SHAPED DESIGN
• USABLE FLOOR PLAN

Property features AI

Finance

• Other: Subdivision: MYRTLEWOOD

Exterior

• Parking: Off-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: Vinyl siding exterior; Existing/previously built property; Tri-level: no; Split-level: no; Split foyer: no
• Construction: Crawl space foundation
• Exterior features: No pool; No patio; No decks; No garden/patio; Not waterfront; Flood plain: no

Interior

• Kitchen: Laminate countertops; Primary kitchen plus a second kitchen (2nd kitchen on main level)
• Bedrooms: Multiple bedrooms on main and upper levels (bedrooms located on both level 1 and level 2)
• Flooring: Hardwood
• Bathrooms: Two full bathrooms; One half bathroom; Tub/shower combos
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Smooth ceilings; Hardwood floors; Attic present
• Laundry & utility: Laundry on the main level; Washer hookup; Electric dryer hookup; Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Rents soft (-0.0%/yr); 152 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); 58% 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 36% of the median local income ($35k/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 $546 of loan paydown is wiped out by about $2k 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 20 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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. 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: 1.33% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.17%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $50,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 SW 22nd St SW	0.37mi	2/1.0	846 (+1%)	8mo	$25,000	$30	74
1813 Jefferson Ave SW	0.63mi	2/1.0	816 (-3%)	1mo	$47,500	$58	65
1324 19th St SW	0.50mi	2/2.0	864 (+3%)	6mo	$83,500	$97	63
914 21st St SW	0.38mi	3/1.0 (+1)	784 (-7%)	5mo	$25,000	$32	62
2724 Lee Ave SW	0.27mi	3/1.0 (+1)	960 (+14%)	1mo	$72,000	$75	58
208 22nd St SW	0.59mi	2/1.0	926 (+10%)	1mo	$57,000	$62	54
5848 Court Q	0.64mi	2/1.0	800 (-5%)	12mo	$45,000	$56	52
1759 50th St	0.63mi	2/1.0	792 (-6%)	13mo	$70,000	$88	51
4929 Avenue R	0.55mi	2/1.0	962 (+14%)	5mo	$43,000	$45	46
1521 24th St SW	0.61mi	3/1.0 (+1)	912 (+9%)	14mo	$55,000	$60	41
5857 Court Q	0.65mi	2/1.0	720 (-14%)	10mo	$60,000	$83	38
2413 Francis Ave SW	0.71mi	2/1.0	962 (+14%)	14mo	$11,500	$12	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.14×
• Total profit: $3,106
• Equity at exit: $11,779

10-year hold

• IRR: 10.3%
• Equity multiple: 1.69×
• Total profit: $15,270
• Equity at exit: $6,830

Cash invested: $22,120 (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 35211

• Rents YoY: -0.0%
• Active inventory: 152
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,051 high
• Mortgage (P&I): −$414
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $298

Break-even live

Break-even rent $674

Max offer price $79,000

Occupancy floor 67%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	44d	1	0.21mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	44d	1	0.33mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	0.40mi
914 21st St SW Birmingham, AL	3.0	1.0	784	$1,200	$1.53	21d	1	0.42mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	0.44mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	44d	1	0.45mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	24d	1	0.53mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	44d	1	0.55mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	44d	1	0.56mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	44d	1	0.56mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	24d	1	0.57mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	44d	1	0.57mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	44d	1	0.57mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	44d	1	0.59mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	0.60mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	16d	1	0.61mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	19d	1	0.62mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	3d	1	0.63mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	44d	1	0.69mi
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	44d	1	0.77mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	44d	1	0.79mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	44d	1	0.80mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	44d	1	0.80mi
4724 Court R Birmingham, AL	2.0	1.0	1016	$895	$0.88	15d	1	0.82mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	44d	1	0.82mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	24d	1	0.85mi
5717 Avenue O Unit O Birmingham, AL	3.0	2.0	1029	$1,250	$1.21	44d	1	0.85mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	12d	1	0.87mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	21d	1	0.87mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	24d	1	0.89mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	44d	1	0.99mi
1845 Henry Crumpton Dr Birmingham, AL	3.0	1.0	1000	$895	$0.90	3d	1	1.06mi
5714 Court M Unit 5720 Birmingham, AL	1.0	1.0	600	$700	$1.17	44d	1	1.09mi
1429 47th Street Ensley Unit ENSLEY Birmingham, AL	2.0	1.0	768	$750	$0.98	44d	1	1.11mi
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	24d	1	1.12mi
1604 44th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1100	$1,200	$1.09	24d	1	1.13mi
2300 31st St SW Unit ENSLEY2316 A Birmingham, AL	2.0	1.0	750	$1,000	$1.33	3d	1	1.15mi
1272 Meadow Ln Birmingham, AL	2.0	1.0	744	$800	$1.08	44d	1	1.15mi
249 Gloria Rd SW Birmingham, AL	2.0	1.0	624	$800	$1.28	44d	1	1.18mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	44d	1	1.20mi

Listing history 14 events

1. 2026-06-18
   days on market $79,000 Active 20 DOM
2. 2026-06-17
   days on market $79,000 Active 19 DOM
3. 2026-06-16
   days on market $79,000 Active 18 DOM
4. 2026-06-15
   days on market $79,000 Active 17 DOM
5. 2026-06-13
   days on market $79,000 Active 15 DOM
6. 2026-06-10
   days on market $79,000 Active 12 DOM
7. 2026-06-09
   days on market $79,000 Active 11 DOM
8. 2026-06-08
   days on market $79,000 Active 10 DOM
9. 2026-06-07
   days on market $79,000 Active 9 DOM
10. 2026-06-03
    days on market $79,000 Active 5 DOM
11. 2026-06-02
    days on market $79,000 Active 4 DOM
12. 2026-06-01
    days on market $79,000 Active 3 DOM
13. 2026-05-31
    days on market $79,000 Active 2 DOM
14. 2026-05-15
    listed $79,000 Active

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,022 · $85/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 1/10 Low
• 🌡 Heat 6/10 Major 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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,614
• − Mortgage interest: −$4,425
• − Property taxes: −$1,022
• − Insurance: −$395
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,298
• Taxable income: $2,455
• Est. tax owed @ 24.0%: −$589
• After-tax cash flow: $2,987/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): 24,924
• Household income: $34,884
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2161.0

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 (77%)
• Race & ethnicity: Black 77% White 10% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 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: ▼ -49.29%
• Current HPI: 91.2903
• Rent YoY: ▬ -0.01%
• 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 event — show timeline

• 2026-05-15 Listed $79,000 Greater Alabama MLS

Property tax history

+1.3%/yr

Latest (2025): $1,022 · +0.0% YoY. Source: county tax records.