2816 20th St W · Birmingham, AL 35208

$129,900

4 bd · 1.5 ba · 1,932 sqft · SingleFamily public records · 17 Days on market

Built 1927 6,969 sqft lot Est $156k · 17% under

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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 +18.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.7/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One block off Bush Blvd! This is an excellent opportunity to own one of the few two story houses in the area. Bring your elbow grease and earn instant equity. Investor Special. Handyman Special. Owner Broker

Key facts

• Large back deck
• View of the city
• 6,969 sq ft lot

Tags

• BUSH HILLS NEIGHBORHOOD
• LARGE BACK DECK
• VIEW OF THE CITY

Property features AI

Finance

• Other: Lot size approximately 0.16 acres; Subdivision: Owenton Ensley Highlands

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: 3-side brick construction; Basement foundation (partial, all unfinished, rock/stone); Existing property
• Construction: 3-side brick exterior; Basement foundation (rock/stone)
• Exterior features: Fenced yard; Open deck; City view

Interior

• Kitchen: Solid surface countertops; Built-in dishwasher; Electric oven
• Bedrooms: Three bedrooms (all on upper level)
• Flooring: Hardwood floors; Tile flooring
• Bathrooms: One full bathroom (upper level); One half bathroom (main level); Tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9+ foot ceilings; Brick fireplace in the living room (wood-burning)
• Laundry & utility: Main-level laundry with washer hookup; Electric dryer hookup; Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

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: Minor Elementary School (math 0% / reading 14%, grade F, #601 of 627 statewide, top 98%, 454 students, 90% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 122 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 44% of the median local income ($39k/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 $898 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $95k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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: 1.08% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $156,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2739 Bush Blvd	0.10mi	3/2.0 (-1)	1,978 (+2%)	1mo	$239,000	$121	84
1719 4th Ct W	0.21mi	3/1.5 (-1)	1,986 (+3%)	4mo	$160,000	$81	77
2541 20th St W	0.40mi	4/3.0	1,911 (-1%)	0mo	$173,000	$91	73
2733 17th St W	0.25mi	4/2.0	1,900 (-2%)	14mo	$164,500	$87	71
2725 23rd St	0.28mi	4/2.0	1,897 (-2%)	17mo	$108,000	$57	68
1532 Graymont Ave W	0.41mi	3/1.0 (-1)	1,913 (-1%)	9mo	$75,000	$39	65
3010 15th Street Ensley	0.37mi	4/3.0	1,998 (+3%)	11mo	$192,500	$96	62
2821 23rd St W	0.22mi	4/2.0	2,163 (+12%)	16mo	$122,800	$57	55
2720 23rd St W	0.26mi	3/1.0 (-1)	1,692 (-12%)	6mo	$45,000	$27	55
2511 20th Place Ensley	0.48mi	4/2.0	1,794 (-7%)	12mo	$57,000	$32	54
1332 Bush Blvd	0.48mi	4/2.5	2,197 (+14%)	8mo	$110,000	$50	44
2660 Bush Blvd	0.24mi	3/3.0 (-1)	2,215 (+15%)	16mo	$250,000	$113	40

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 · 7.24% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-7,404
• Equity at exit: $19,369

10-year hold

• IRR: 9.2%
• Equity multiple: 1.86×
• Total profit: $31,257
• Equity at exit: $11,231

Cash invested: $36,372 (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 35208

• Home prices YoY: -18.1%
• Rents YoY: 7.2%
• Active inventory: 122
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$681
• Tax from tax record: −$258 /mo · $3,093/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $115

Break-even live

Break-even rent $1,257

Max offer price $129,900

Occupancy floor 87%

Sensitivity live

Price	-10% $189	-5% $152	+0% $115	+5% $78	+10% $42
Rent	-10% $4	-5% $60	+0% $115	+5% $170	+10% $226
Rate	-1.0pp $180	-0.5pp $148	base $115	+0.5pp $81	+1.0pp $47

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 4th Ter W Birmingham, AL	4.0	2.5	1977	$1,550	$0.78	24d	1	0.21mi
2304 Eufaula Ave Birmingham, AL	3.0	1.0	1381	$980	$0.71	44d	1	0.21mi
2309 Eufaula Ave Birmingham, AL	4.0	2.0	1454	$1,395	$0.96	24d	1	0.22mi
2920 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1800	$1,050	$0.58	24d	1	0.24mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1350	$1,500	$1.11	3d	1	0.26mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1692	$1,500	$0.89	19d	1	0.26mi
2714 17th Street Ensley Birmingham, AL	4.0	2.0	1976	$1,553	$0.79	3d	1	0.30mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	24d	1	0.32mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	3d	1	0.34mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	44d	1	0.34mi
1532 Graymont Ave W Birmingham, AL	4.0	2.0	1913	$1,150	$0.60	44d	1	0.42mi
2511 20th Place Ensley Unit ENSLEY Birmingham, AL	5.0	2.0	1794	$1,400	$0.78	3d	1	0.46mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	2d	1	0.48mi
2528 25th Street Ensley Birmingham, AL	3.0	1.0	1563	$1,100	$0.70	44d	1	0.51mi
2523 16th street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1584	$1,300	$0.82	44d	1	0.52mi
2335 20th Place Ensley Birmingham, AL	5.0	2.0	1800	$1,850	$1.03	12d	1	0.52mi
2335 20th Place Ensley Birmingham, AL	5.0	2.0	1800	$1,850	$1.03	24d	1	0.52mi
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	24d	1	0.53mi
1230 4th Ter W Birmingham, AL	3.0	2.0	1540	$1,000	$0.65	44d	1	0.56mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	44d	1	0.64mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	44d	1	0.70mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,073	$0.85	2d	1	0.73mi
1108 4th Ct W Birmingham, AL	3.0	2.0	1623	$1,125	$0.69	3d	1	0.73mi
2108 25th Street Ensley Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	44d	1	0.78mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	44d	1	0.80mi
2426 Avenue U Unit U Birmingham, AL	3.0	2.0	1260	$1,175	$0.93	19d	1	0.80mi
2436 Avenue S Birmingham, AL	4.0	2.0	1800	$1,400	$0.78	3d	1	0.93mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	2d	1	0.94mi
1825 18th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1316	$1,123	$0.85	44d	1	0.97mi
2348 Court R Birmingham, AL	3.0	2.0	2400	$1,639	$0.68	19d	1	1.01mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	2d	1	1.01mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	3d	1	1.06mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$930	$0.72	44d	1	1.13mi
1213 Alabama Ave SW Birmingham, AL	4.0	2.0	1616	$1,200	$0.74	44d	1	1.13mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	19d	1	1.14mi
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	2d	1	1.16mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	44d	1	1.22mi
2520 Avenue U Unit A Birmingham, AL	4.0	1.0	1260	$1,200	$0.95	44d	1	1.23mi
1724 30th Street Ensley Birmingham, AL	4.0	2.0	1428	$1,395	$0.98	16d	1	1.24mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	44d	1	1.26mi

Listing history 12 events

1. 2026-06-18
   days on market $129,900 Active 17 DOM
2. 2026-06-17
   days on market $129,900 Active 16 DOM
3. 2026-06-16
   days on market $129,900 Active 15 DOM
4. 2026-06-15
   days on market $129,900 Active 14 DOM
5. 2026-06-13
   days on market $129,900 Active 12 DOM
6. 2026-06-10
   days on market $129,900 Active 9 DOM
7. 2026-06-09
   days on market $129,900 Active 8 DOM
8. 2026-06-08
   days on market $129,900 Active 7 DOM
9. 2026-06-07
   days on market $129,900 Active 6 DOM
10. 2026-06-03
    days on market $129,900 Active 2 DOM
11. 2026-06-02
    remarks 373-char remark
12. 2026-06-02
    listed $129,900 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: $3,093 · $258/mo
• Projected year-2 tax: $3,093 · $258/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 6 d/yr ≥106°F today · 16 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: $16,832
• − Mortgage interest: −$7,276
• − Property taxes: −$3,093
• − Insurance: −$650
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,779
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,539/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): 13,412
• Household income: $38,561
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 573.0

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 (94%)
• Race & ethnicity: Black 94% White 4% Hispanic / Latino 2% Two or more races 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -33.99%
• Current HPI: 153.414
• Rent YoY: ▲ 7.24%
• 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

+136.5% since first listed

13 events — show timeline

• 2026-06-01 Listed $129,900 Greater Alabama MLS
• 2025-11-21 Rental Removed $2,250 Hemlane
• 2025-06-27 Price Changed $2,250 Hemlane
• 2025-05-23 Listed for Rent $2,500 Hemlane
• 2024-11-23 Price Changed $349,900 Greater Alabama MLS
• 2024-03-20 Sold (Public Records) $94,900 Public Records
• 2024-03-15 Sold (MLS) $94,900 Greater Alabama MLS
• 2024-02-21 Pending — Greater Alabama MLS
• 2024-02-09 Listed $94,900 Greater Alabama MLS
• 2016-01-19 Sold (Public Records) $120,000 Public Records
• 2008-10-10 Sold (Public Records) $35,000 Public Records
• 2000-09-25 Sold (Public Records) $55,900 Public Records
• 1990-09-01 Sold (Public Records) $54,930 Public Records

Property tax history

+9.6%/yr

Latest (2025): $3,093 · +83.1% YoY. Source: county tax records.