1213 16th Pl SW · Birmingham, AL 35211

$104,900

3 bd · 1.0 ba · 1,580 sqft · SingleFamily public records · 67 Days on market

Built 1930 8,276 sqft lot $66/sqft · 29% above area Est $81k · 29% 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

This cute home with lots of character will make a great home or investment property. The front porch makes for a great place to relax in the mornings or the evenings. The kitchen has plenty of storage and counter space for family meals and it has a unique eat-in area with built in hutch. The open concept runs from the kitchen, in the back, to the living room, in the front, and all the rooms have lots of light and feel spacious. Most of the home has the original hardwood floors. Off the kitchen there is a large storage room with an attached laundry room. There is a large deck off the back of the home and it has a good sized backyard. Roof is a few years old and the windows have been replaced with double paned windows. The home has central heat and air conditioning. Call your favorite agent and set up your private showing!

Key facts

• Large deck
• Front porch
• Large storage room

Tags

• FRONT PORCH
• UNIQUE EAT-IN AREA
• LARGE STORAGE ROOM
• ATTACHED LAUNDRY ROOM
• LARGE DECK
• GOOD SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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-, 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); 154 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).
• At $1,335/mo this rent would consume 46% of the median local household income ($35k/yr) (locally 2161% 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 (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k 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 67 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $13k; list at $105k implies a 707% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.83%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $81,191
• List price: $104,900
• Delta: 29.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1440 16th Way SW	0.34mi	4/1.0 (+1)	1,519 (-4%)	2mo	$42,500	$28	71
1700 Lee Ave SW	0.55mi	3/2.0	1,586 (+0%)	0mo	$177,000	$112	70
1241 15th St SW	0.31mi	3/2.0	1,443 (-9%)	1mo	$102,000	$71	66
1125 SW 15th St	0.29mi	3/2.0	1,684 (+7%)	7mo	$139,000	$83	66
1764 SW Jefferson Ave	0.51mi	3/1.0	1,550 (-2%)	10mo	$37,000	$24	65
1317 SW 16th St SW	0.23mi	3/2.0	1,420 (-10%)	6mo	$133,000	$94	64
1629 Steiner Ave SW	0.36mi	2/1.0 (-1)	1,476 (-7%)	8mo	$72,000	$49	61
1201 SW 15th St	0.29mi	3/2.5	1,472 (-7%)	10mo	$162,000	$110	61
724 18th Pl SW	0.62mi	4/2.0 (+1)	1,508 (-5%)	4mo	$48,900	$32	51
1236 Mims St SW	0.60mi	4/2.0 (+1)	1,695 (+7%)	1mo	$168,000	$99	50
1332 14th Pl SW	0.42mi	4/2.0 (+1)	1,764 (+12%)	7mo	$174,900	$99	46
914 18th Way	0.69mi	2/1.0 (-1)	1,730 (+10%)	4mo	$45,000	$26	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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,750
• Equity at exit: $15,641

10-year hold

• IRR: 10.0%
• Equity multiple: 1.68×
• Total profit: $19,856
• Equity at exit: $9,070

Cash invested: $29,372 (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 35211

• Rents YoY: -0.0%
• Active inventory: 154
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$550
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $387

Break-even live

Break-even rent $845

Max offer price $104,900

Occupancy floor 66%

Sensitivity live

Price	-10% $447	-5% $417	+0% $387	+5% $358	+10% $328
Rent	-10% $282	-5% $335	+0% $387	+5% $440	+10% $493
Rate	-1.0pp $440	-0.5pp $414	base $387	+0.5pp $360	+1.0pp $333

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	3d	1	0.08mi
1204 15th Way SW Birmingham, AL	4.0	3.0	1715	$1,400	$0.82	45d	1	0.13mi
1698 Dennison Ave SW Birmingham, AL	4.0	2.0	1780	$1,300	$0.73	45d	1	0.14mi
1609 Jefferson Ave SW Birmingham, AL	4.0	1.0	1572	$1,300	$0.83	4d	1	0.14mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	45d	1	0.19mi
1136 15th St SW Birmingham, AL	4.0	2.0	1296	$1,395	$1.08	25d	1	0.26mi
1408 16th St SW Birmingham, AL	3.0	2.0	2076	$1,150	$0.55	45d	1	0.30mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	20d	1	0.32mi
1256 15th St SW Birmingham, AL	3.0	1.0	1206	$1,300	$1.08	4d	1	0.32mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	4d	1	0.34mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	20d	1	0.55mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	45d	1	0.61mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	46d	1	0.61mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	25d	1	0.73mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	25d	1	0.73mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	20d	1	0.81mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	25d	1	0.81mi
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	3d	1	0.86mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	4d	1	0.87mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	45d	1	0.87mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	45d	1	0.89mi
1900 Saint Charles Ave SW Birmingham, AL	4.0	2.0	1623	$1,350	$0.83	3d	1	0.92mi
1012 Cotton Ave SW Birmingham, AL	3.0	1.0	1232	$1,000	$0.81	45d	1	0.93mi
1213 Alabama Ave SW Birmingham, AL	4.0	2.0	1616	$1,200	$0.74	45d	1	0.94mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	45d	1	0.96mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	45d	1	0.96mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	25d	1	1.02mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	45d	1	1.05mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	3d	1	1.06mi
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	45d	1	1.06mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	12d	1	1.08mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	25d	1	1.15mi
908 Goldwire St SW Birmingham, AL	3.0	3.0	2115	$1,550	$0.73	45d	1	1.20mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	25d	1	1.24mi
108 E Ann Dr SW Birmingham, AL	4.0	2.0	1628	$1,495	$0.92	25d	1	1.25mi
1501 21st St SW Birmingham, AL	3.0	2.0	1758	$1,250	$0.71	45d	1	1.27mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	25d	1	1.31mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	13d	1	1.33mi
218 Olympia Dr Homewood, AL	1.0–3.0	1.0–2.5	958	$1,659	$1.73	3d	33	1.34mi
856 Center Way SW Birmingham, AL	3.0	2.0	1142	$1,200	$1.05	45d	1	1.36mi

Listing history 25 events

1. 2026-06-21
   days on market $104,900 Active 67 DOM
2. 2026-06-18
   days on market $104,900 Active 64 DOM
3. 2026-06-17
   days on market $104,900 Active 63 DOM
4. 2026-06-16
   days on market $104,900 Active 62 DOM
5. 2026-06-15
   days on market $104,900 Active 61 DOM
6. 2026-06-13
   days on market $104,900 Active 59 DOM
7. 2026-06-10
   days on market $104,900 Active 56 DOM
8. 2026-06-09
   days on market $104,900 Active 55 DOM
9. 2026-06-08
   days on market $104,900 Active 54 DOM
10. 2026-06-07
    days on market $104,900 Active 53 DOM
11. 2026-06-03
    pricedays on market $104,900 Active 49 DOM
12. 2026-06-02
    days on market $107,900 Active 48 DOM
13. 2026-06-01
    days on market $107,900 Active 47 DOM
14. 2026-05-31
    days on market $107,900 Active 46 DOM
15. 2026-05-05
    price $107,900 832-char remark

    Show marketing remark (832 chars)

    This cute home with lots of character will make a great home or investment property. The front porch makes for a great place to relax in the mornings or the evenings. The kitchen has plenty of storage and counter space for family meals and it has a unique eat-in area with built in hutch. The open concept runs from the kitchen, in the back, to the living room, in the front, and all the rooms have lots of light and feel spacious. Most of the home has the original hardwood floors. Off the kitchen there is a large storage room with an attached laundry room. There is a large deck off the back of the home and it has a good sized backyard. Roof is a few years old and the windows have been replaced with double paned windows. The home has central heat and air conditioning. Call your favorite agent and set up your private showing!

16. 2026-04-19
    historical $975
17. 2026-04-15
    listed $109,000 Active 832-char remark

    Show marketing remark (832 chars)

    This cute home with lots of character will make a great home or investment property. The front porch makes for a great place to relax in the mornings or the evenings. The kitchen has plenty of storage and counter space for family meals and it has a unique eat-in area with built in hutch. The open concept runs from the kitchen, in the back, to the living room, in the front, and all the rooms have lots of light and feel spacious. Most of the home has the original hardwood floors. Off the kitchen there is a large storage room with an attached laundry room. There is a large deck off the back of the home and it has a good sized backyard. Roof is a few years old and the windows have been replaced with double paned windows. The home has central heat and air conditioning. Call your favorite agent and set up your private showing!

18. 2026-03-21
    listed $975
19. 2025-06-12
    historical $925
20. 2025-05-08
    price $925
21. 2025-03-06
    price $1,100
22. 2025-02-27
    listed $975
23. 2014-08-07
    soldstatus $13,000 691-char remark

    Show marketing remark (691 chars)

    HIGHEST AND BEST OFFERS DUE TO LISTING AGENT BY 5PM 7-11-2014. Great price on this cute property. Enter the front door from the covered porch into the living room with hardwood flooring, and with gas log fireplace. Continue to the separate dining room, on to the breakfast room, and into the kitchen. Beyond the kitchen is the laundry, plus bonus room on the back of the house. Also on the main level are 3 bedrooms and a full bath with updates. Right of redemption might apply, the buyer and buyer agent should verify all information on this listing, including taxes, schools, footage, acreage, and all other info. Newer windows already installed!! Fenced back yard, handicap ramp in front.

24. 2014-07-07
    listed $7,000 691-char remark

    Show marketing remark (691 chars)

    HIGHEST AND BEST OFFERS DUE TO LISTING AGENT BY 5PM 7-11-2014. Great price on this cute property. Enter the front door from the covered porch into the living room with hardwood flooring, and with gas log fireplace. Continue to the separate dining room, on to the breakfast room, and into the kitchen. Beyond the kitchen is the laundry, plus bonus room on the back of the house. Also on the main level are 3 bedrooms and a full bath with updates. Right of redemption might apply, the buyer and buyer agent should verify all information on this listing, including taxes, schools, footage, acreage, and all other info. Newer windows already installed!! Fenced back yard, handicap ramp in front.

25. 1978-04-13
    soldstatus $20,700

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $884 · $74/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 · 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: $16,025
• − Mortgage interest: −$5,876
• − Property taxes: −$884
• − Insurance: −$524
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$3,052
• Taxable income: $3,124
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $3,900/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

+421.3% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $107,900 Greater Alabama MLS
• 2026-04-19 Rental Removed $975 APPFOLIO
• 2026-04-15 Listed $109,000 Greater Alabama MLS
• 2026-03-21 Listed for Rent $975 APPFOLIO
• 2025-06-12 Rental Removed $925 APPFOLIO
• 2025-05-08 Price Changed $925 APPFOLIO
• 2025-03-06 Price Changed $1,100 APPFOLIO
• 2025-02-27 Listed for Rent $975 APPFOLIO
• 2014-08-07 Sold (MLS) $13,000 Greater Alabama MLS
• 2014-07-07 Listed $7,000 Greater Alabama MLS
• 1978-04-13 Sold (Public Records) $20,700 Public Records

Property tax history

+6.7%/yr

Latest (2025): $884 · +0.0% YoY. Source: county tax records.