821 SW 29th St SW · Birmingham, AL 35211

$67,500

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 14 Days on market

Built 1920 6,969 sqft lot Est $82k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 821 29th St SW, a property full of potential and perfectly positioned in a growing Birmingham neighborhood. Whether you're a first-time homebuyer, investor, or someone looking to add your personal touch, this home offers an excellent opportunity to create something special. Step inside to discover a cozy layout filled with natural light and functional living spaces designed for everyday comfort. The home features a welcoming atmosphere with ample room to relax, entertain, and make lasting memories. With its classic character and solid structure, this property is the ideal canvas for updates, renovations, or rental income possibilities. Outside, enjoy a spacious yard—perfect

Key facts

• Spacious yard
• Natural light
• Classic character

Tags

• NATURAL LIGHT
• FUNCTIONAL LIVING SPACES
• CLASSIC CHARACTER
• SOLID STRUCTURE
• SPACIOUS YARD
• OUTDOOR GATHERINGS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Connected sewer; Unknown internet service availability
• Home design: Single-family home (existing construction)
• Construction: Siding (other); Crawl space foundation
• Exterior features: Front porch

Interior

• Kitchen: Laminate countertops
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: Gas heat; No central air
• Interior features: Smooth ceilings; Has attic with pull-down access; Living area reported as 1,320 (per tax report)
• Laundry & utility: Main-level laundry in a closet; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 15.7% 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: Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 85% FRL track the district average.
• 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); 55% 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 43% 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 $467 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $67,500

Questions for the listing agent

1. Built in 1920 — 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: 1.84% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.70%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $81,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 28th St SW	0.08mi	3/1.0	1,380 (+4%)	2mo	$86,000	$62	87
2800 Steiner Ave SW	0.13mi	3/2.0	1,340 (+2%)	2mo	$135,000	$101	86
820 28th St SW	0.08mi	3/1.5	1,440 (+9%)	4mo	$170,000	$118	76
1317 24th St SW	0.41mi	3/1.0	1,357 (+3%)	6mo	$8,700	$6	71
2816 Snavely Ave SW	0.49mi	3/1.0	1,388 (+5%)	6mo	$110,000	$79	64
5528 Avenue Q	0.58mi	3/1.0	1,252 (-5%)	2mo	$52,900	$42	62
1569 Meadow Ln	0.51mi	3/1.5	1,192 (-10%)	2mo	$50,000	$42	57
2312 Beulah Ave SW	0.41mi	3/2.0	1,488 (+13%)	1mo	$88,400	$59	55
1113 51st St	0.61mi	3/2.0	1,231 (-7%)	3mo	$204,900	$166	54
2436 College Ave SW	0.74mi	3/1.0	1,386 (+5%)	8mo	$54,000	$39	51
5621 Avenue Q	0.54mi	3/1.0	1,136 (-14%)	1mo	$72,000	$63	50
5509 Court P	0.64mi	3/2.0	1,188 (-10%)	5mo	$35,000	$29	45

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: 25.6%
• Equity multiple: 2.02×
• Total profit: $19,235
• Equity at exit: $10,064

10-year hold

• IRR: 31.4%
• Equity multiple: 3.45×
• Total profit: $46,242
• Equity at exit: $5,836

Cash invested: $18,900 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$354
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $531

Break-even live

Break-even rent $571

Max offer price $67,500

Occupancy floor 52%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 29th St SW Birmingham, AL	4.0	2.0	1510	$1,300	$0.86	10d	1	0.07mi
805 29th St SW Birmingham, AL	4.0	2.0	1510	$1,300	$0.86	3d	1	0.07mi
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	43d	1	0.24mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	43d	1	0.25mi
2904 Garrison Ave SW Birmingham, AL	4.0	2.0	952	$1,050	$1.10	23d	1	0.28mi
2409 Garrison Ave SW Birmingham, AL	4.0	2.0	1000	$1,295	$1.29	43d	1	0.29mi
1633 29th St SW Birmingham, AL	3.0	2.0	1658	$1,200	$0.72	43d	1	0.37mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	0.37mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	23d	1	0.38mi
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	43d	1	0.39mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	43d	1	0.44mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	43d	1	0.44mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	44d	1	0.45mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	10d	1	0.46mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	2d	1	0.46mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	23d	1	0.53mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	43d	1	0.55mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	43d	1	0.55mi
1838 31st St SW Birmingham, AL	3.0	2.0	1400	$1,223	$0.87	16d	1	0.56mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	43d	1	0.59mi
1501 21st St SW Birmingham, AL	3.0	2.0	1758	$1,250	$0.71	43d	1	0.61mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	0.61mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	19d	1	0.62mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	0.63mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	19d	1	0.63mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	43d	1	0.64mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	23d	1	0.64mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	43d	1	0.64mi
5808 Court O Birmingham, AL	3.0	1.5	1227	$1,100	$0.90	43d	1	0.67mi
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	43d	1	0.69mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	43d	1	0.71mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	23d	1	0.72mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	23d	1	0.72mi
5717 Avenue O Unit O Birmingham, AL	3.0	2.0	1029	$1,250	$1.21	43d	1	0.72mi
5604 Terrace O Birmingham, AL	4.0	1.0	1072	$1,325	$1.24	43d	1	0.73mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	23d	1	0.76mi
2005 Snavely Ave SW Birmingham, AL	3.0	2.0	1380	$1,150	$0.83	43d	1	0.78mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	23d	1	0.79mi
1632 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1337	$1,100	$0.82	43d	1	0.79mi
1632 51st St W Birmingham, AL	3.0	1.0	1337	$1,000	$0.75	2d	1	0.80mi

Listing history 10 events

1. 2026-06-18
   days on market $67,500 Active 14 DOM
2. 2026-06-17
   days on market $67,500 Active 13 DOM
3. 2026-06-16
   days on market $67,500 Active 12 DOM
4. 2026-06-15
   days on market $67,500 Active 11 DOM
5. 2026-06-13
   days on market $67,500 Active 9 DOM
6. 2026-06-10
   days on market $67,500 Active 6 DOM
7. 2026-06-09
   days on market $67,500 Active 5 DOM
8. 2026-06-08
   days on market $67,500 Active 4 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $67,500 Active 3 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: $826 · $69/mo
• Projected year-2 tax: $826 · $69/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 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: $14,913
• − Mortgage interest: −$3,781
• − Property taxes: −$826
• − Insurance: −$338
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,964
• Taxable income: $5,618
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $5,021/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

• 2026-06-04 Listed $67,500 Greater Alabama MLS

Property tax history

+3.0%/yr

Latest (2025): $826 · +0.0% YoY. Source: county tax records.