1825 Monroe Ave SW · Birmingham, AL 35211

$29,999

3 bd · 1.0 ba · 1,459 sqft · SingleFamily public records · 118 Days on market

Built 1947 8,276 sqft lot $21/sqft · 54% below area ↓ 13% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

This 3-bedroom, 1-bath home in Birmingham is a full rehab opportunity with serious upside potential. Bring your contractor and your vision — this property needs a complete renovation but presents a strong ARV potential in a thriving market.

Key facts

• 8,276 sq ft lot
• Built 1947
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 38.8% 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 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).
• This rent runs 44% 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 $207 of loan paydown is wiped out by about $900 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 + 0.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $20k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $30k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $27,299 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.25% ✓
• Cap rate: 38.80%
• Cash-on-cash: 116.11%
• DSCR: 6.17
• GRM: 2.0

CMA / ARV

• ARV (median comp): $65,710
• List price: $29,999
• Delta: -54.35%
• 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
1861 Woodland Ave SW	0.08mi	3/1.0	1,248 (-14%)	10mo	$92,000	$74	64
1437 Woodland Ave SW	0.47mi	3/1.0	1,369 (-6%)	5mo	$53,000	$39	64
1700 Lee Ave SW	0.46mi	3/2.0	1,586 (+9%)	0mo	$177,000	$112	60
1728 Princeton Ave SW	0.40mi	3/1.0	1,334 (-9%)	10mo	$63,500	$48	59
1629 Steiner Ave SW	0.65mi	2/1.0 (-1)	1,476 (+1%)	8mo	$72,000	$49	56
1625 SW Alabama Ave	0.33mi	2/2.0 (-1)	1,290 (-12%)	2mo	$19,900	$15	54
1936 Saint Charles Ct SW	0.33mi	4/1.5 (+1)	1,600 (+10%)	11mo	$95,000	$59	52
4645 Avenue U	0.67mi	3/1.0	1,374 (-6%)	9mo	$73,000	$53	52
724 18th Pl SW	0.67mi	4/2.0 (+1)	1,508 (+3%)	4mo	$48,900	$32	50
2908 Ensley Ave	0.62mi	3/2.0	1,558 (+7%)	9mo	$60,000	$39	48
213 SW 22nd St	0.58mi	3/1.0	1,260 (-14%)	8mo	$110,000	$87	44
201 21st St SW	0.51mi	3/2.0	1,258 (-14%)	8mo	$30,000	$24	43

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: —
• Equity multiple: 6.14×
• Total profit: $43,180
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 11.70×
• Total profit: $89,872
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$157
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $813

Break-even live

Break-even rent $245

Max offer price $29,999

Occupancy floor 31%

Sensitivity live

Price	-10% $830	-5% $821	+0% $813	+5% $804	+10% $796
Rent	-10% $712	-5% $762	+0% $813	+5% $863	+10% $913
Rate	-1.0pp $828	-0.5pp $820	base $813	+0.5pp $805	+1.0pp $797

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	3d	1	0.13mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	20d	1	0.25mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	24d	1	0.25mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	24d	1	0.31mi
1900 Saint Charles Ave SW Birmingham, AL	4.0	2.0	1623	$1,350	$0.83	3d	1	0.32mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	24d	1	0.35mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	44d	1	0.42mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	4d	1	0.48mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	20d	1	0.48mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	44d	1	0.53mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	44d	1	0.59mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	45d	1	0.59mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	4d	1	0.60mi
2017 48th Street Ensley Birmingham, AL	3.0	2.0	1383	$1,250	$0.90	44d	1	0.60mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	44d	1	0.62mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	3d	1	0.68mi
2329 30th Street Ensley Birmingham, AL	2.0	1.0	917	$990	$1.08	24d	1	0.69mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	24d	1	0.69mi
2421 29th Street Ensley Unit C Birmingham, AL	2.0	1.0	950	$703	$0.74	24d	1	0.72mi
4636 Avenue T Unit T Birmingham, AL	4.0	1.5	1842	$1,500	$0.81	2d	1	0.75mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	44d	1	0.75mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	44d	1	0.76mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	2d	1	0.76mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	45d	1	0.77mi
2520 Avenue U Unit A Birmingham, AL	4.0	1.0	1260	$1,200	$0.95	44d	1	0.78mi
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	44d	1	0.79mi
1213 Alabama Ave SW Birmingham, AL	4.0	2.0	1616	$1,200	$0.74	44d	1	0.79mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	20d	1	0.80mi
4736 Court S Birmingham, AL	3.0	1.5	1300	$1,200	$0.92	4d	1	0.80mi
4732 Court S Birmingham, AL	3.0	1.0	1372	$1,100	$0.80	44d	1	0.80mi
4825 Avenue S Birmingham, AL	3.0	1.0	1310	$1,050	$0.80	17d	1	0.80mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	44d	1	0.81mi
4801 Avenue S Birmingham, AL	3.0	1.0	1310	$1,000	$0.76	44d	1	0.82mi
4637 Court S Birmingham, AL	3.0	1.0	1225	$975	$0.80	3d	1	0.83mi
4612 Terrace S Birmingham, AL	3.0	1.0	1612	$1,050	$0.65	44d	1	0.83mi
1609 Jefferson Ave SW Birmingham, AL	4.0	1.0	1572	$1,300	$0.83	4d	1	0.84mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	24d	1	0.85mi
3009 Prince Ave Birmingham, AL	3.0	2.0	1176	$1,095	$0.93	24d	1	0.85mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	45d	1	0.87mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	24d	1	0.88mi

Listing history 23 events

1. 2026-06-18
   days on market $29,999 Active 118 DOM
2. 2026-06-17
   days on market $29,999 Active 117 DOM
3. 2026-06-16
   days on market $29,999 Active 116 DOM
4. 2026-06-15
   days on market $29,999 Active 115 DOM
5. 2026-06-13
   days on market $29,999 Active 113 DOM
6. 2026-06-10
   days on market $29,999 Active 110 DOM
7. 2026-06-09
   days on market $29,999 Active 109 DOM
8. 2026-06-08
   days on market $29,999 Active 108 DOM
9. 2026-06-07
   days on market $29,999 Active 107 DOM
10. 2026-06-03
    days on market $29,999 Active 103 DOM
11. 2026-06-02
    pricedays on market $29,999 Active 102 DOM
12. 2026-06-01
    days on market $33,000 Active 101 DOM
13. 2026-05-31
    days on market $33,000 Active 100 DOM
14. 2026-04-28
    price $33,000 246-char remark

    Show marketing remark (246 chars)

    This 3-bedroom, 1-bath home in Birmingham is a full rehab opportunity with serious upside potential. Bring your contractor and your vision — this property needs a complete renovation but presents a strong ARV potential in a thriving market.

15. 2026-04-21
    price $38,000 246-char remark

    Show marketing remark (246 chars)

    This 3-bedroom, 1-bath home in Birmingham is a full rehab opportunity with serious upside potential. Bring your contractor and your vision — this property needs a complete renovation but presents a strong ARV potential in a thriving market.

16. 2026-04-15
    price $39,000 246-char remark

    Show marketing remark (246 chars)

    This 3-bedroom, 1-bath home in Birmingham is a full rehab opportunity with serious upside potential. Bring your contractor and your vision — this property needs a complete renovation but presents a strong ARV potential in a thriving market.

17. 2026-03-16
    price $39,999 246-char remark

    Show marketing remark (246 chars)

    This 3-bedroom, 1-bath home in Birmingham is a full rehab opportunity with serious upside potential. Bring your contractor and your vision — this property needs a complete renovation but presents a strong ARV potential in a thriving market.

18. 2026-03-09
    price $44,999 246-char remark

    Show marketing remark (246 chars)

    This 3-bedroom, 1-bath home in Birmingham is a full rehab opportunity with serious upside potential. Bring your contractor and your vision — this property needs a complete renovation but presents a strong ARV potential in a thriving market.

19. 2026-03-03
    price $45,999 246-char remark

    Show marketing remark (246 chars)

    This 3-bedroom, 1-bath home in Birmingham is a full rehab opportunity with serious upside potential. Bring your contractor and your vision — this property needs a complete renovation but presents a strong ARV potential in a thriving market.

20. 2026-02-20
    listed $49,999 Active 246-char remark

    Show marketing remark (246 chars)

    This 3-bedroom, 1-bath home in Birmingham is a full rehab opportunity with serious upside potential. Bring your contractor and your vision — this property needs a complete renovation but presents a strong ARV potential in a thriving market.

21. 2014-01-07
    soldstatus $9,050 164-char remark

    Show marketing remark (164 chars)

    Great starter home or investment property. Please verify schools. . * * ALL OFFERS MUST SUBMITTED ON THE BANKS CONTRACT PLEASE CALL FOR A COPY OF THOSE FORMS. * *

22. 2013-11-14
    listed $10,900 164-char remark

    Show marketing remark (164 chars)

    Great starter home or investment property. Please verify schools. . * * ALL OFFERS MUST SUBMITTED ON THE BANKS CONTRACT PLEASE CALL FOR A COPY OF THOSE FORMS. * *

23. 1994-06-27
    soldstatus $38,000

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $282 · $24/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: $15,282
• − Mortgage interest: −$1,680
• − Property taxes: −$282
• − Insurance: −$150
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$873
• Taxable income: $9,851
• Est. tax owed @ 24.0%: −$2,364
• After-tax cash flow: $7,388/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

-13.2% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $33,000 Greater Alabama MLS
• 2026-04-21 Price Changed $38,000 Greater Alabama MLS
• 2026-04-15 Price Changed $39,000 Greater Alabama MLS
• 2026-03-16 Price Changed $39,999 Greater Alabama MLS
• 2026-03-09 Price Changed $44,999 Greater Alabama MLS
• 2026-03-03 Price Changed $45,999 Greater Alabama MLS
• 2026-02-20 Listed $49,999 Greater Alabama MLS
• 2014-01-07 Sold (MLS) $9,050 Greater Alabama MLS
• 2013-11-14 Listed $10,900 Greater Alabama MLS
• 1994-06-27 Sold (Public Records) $38,000 Public Records

Property tax history

-9.9%/yr

Latest (2025): $282 · +0.0% YoY. Source: county tax records.