513 20th Ave NE · Center Point, AL 35215

$99,500

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 145 Days on market

Built 1961 0.28 ac lot $100/sqft · 42% below area Est $172k · 42% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3-bedroom, 1-bath home in Center Point. The interior has been refreshed and is ready for owner-occupants to settle in without a project list. Recent improvements include: New flooring throughout Fresh interior paint Updated kitchen with new appliances installed Additional carpentry and handyman work completed The main living area is bright with a functional layout and plenty of natural light. Outside, the large, level backyard offers space for gatherings, gardening, or play. Convenient Center Point location with quick access to Center Point Parkway, shopping, and I-59 for an easy commute into Birmingham. A strong fit for a first-time buyer or a family looking for a turnkey starter home.

Key facts

• Level backyard
• Quick access
• Main living space

Tags

• MAIN LIVING SPACE
• LEVEL BACKYARD
• QUICK ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 7.3% in Center Point — 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 63/100 on livability (#193 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A, housing A; Watch: crime D, schools F, amenities F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.0%/yr); 334 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 D 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: 1.25% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (median comp): $171,641
• List price: $99,500
• Delta: -42.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 20th Ave NE	0.02mi	3/1.5	1,008 (+1%)	7mo	$95,000	$94	90
1928 Reed Rd	0.08mi	3/1.5	1,050 (+5%)	21mo	$132,500	$126	68
405 20th Ct NE	0.19mi	3/1.5	1,112 (+11%)	13mo	$102,615	$92	60
770 Mary Vann Ln	0.47mi	3/1.5	992 (-1%)	23mo	$63,000	$64	55
409 20th Ave	0.16mi	3/1.0	1,144 (+14%)	23mo	$108,000	$94	49
351 20th Ave NE	0.23mi	3/1.5	1,134 (+13%)	23mo	$85,000	$75	46
2245 3rd St NE	0.61mi	3/1.0	1,150 (+15%)	5mo	$88,000	$77	43
317 20th Ave NE	0.37mi	3/2.0	1,128 (+13%)	23mo	$118,000	$105	38
1012 Turner Ln	0.59mi	3/2.0	1,120 (+12%)	20mo	$164,000	$146	32

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,241
• Equity at exit: $14,836

10-year hold

• IRR: 14.3%
• Equity multiple: 2.16×
• Total profit: $32,196
• Equity at exit: $8,603

Cash invested: $27,860 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 334
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$522
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $335

Break-even live

Break-even rent $818

Max offer price $99,500

Occupancy floor 68%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 20th Ave NE Center Point, AL	3.0	1.5	1008	$1,200	$1.19	23d	1	0.02mi
856 Parkbrook Trl Birmingham, AL	1.0–3.0	1.0–2.0	925	$1,180	$1.28	2d	10	0.29mi
2109 Whetstone Ct Center Point, AL	2.0	1.5	800	$675	$0.84	3d	1	0.30mi
401 22nd Ave NE Center Point, AL	2.0	1.5	850	$745	$0.88	16d	1	0.32mi
2249 4th Place Cir NE Center Point, AL	3.0	1.5	1400	$1,400	$1.00	44d	1	0.35mi
1845 Stonehenge Dr Birmingham, AL	3.0	2.0	1358	$1,323	$0.97	14d	1	0.46mi
1935 Springlake Ct Unit 1 Birmingham, AL	2.0	1.5	1152	$1,095	$0.95	44d	1	0.49mi
332 23rd Ave NE Center Point, AL	3.0	1.0	1100	$1,350	$1.23	3d	1	0.51mi
2229 3rd St NE Center Point, AL	3.0	1.0	1215	$1,125	$0.93	23d	1	0.52mi
2245 3rd St NE Center Point, AL	3.0	1.0	1150	$1,100	$0.96	23d	1	0.58mi
124 21st Ave NE Unit 202 Center Point, AL	2.0	1.0	830	$750	$0.90	16d	1	0.63mi
123 21st Ave NE Center Point, AL	2.0	1.0	850	$800	$0.94	44d	1	0.64mi
2324 3rd St NE Center Point, AL	3.0	2.0	1329	$1,300	$0.98	23d	1	0.72mi
1720 2nd St NE Center Point, AL	3.0	2.0	1100	$1,400	$1.27	44d	1	0.81mi
1814 Valley Run Cir Birmingham, AL	3.0	1.0	1025	$1,350	$1.32	44d	1	0.86mi
2415 Ormond Dr Center Point, AL	3.0	1.5	1194	$1,295	$1.08	44d	1	0.89mi
1817 Lyle Dr Birmingham, AL	4.0	2.0	1361	$1,605	$1.18	23d	1	0.96mi
2708 7th St NE Center Point, AL	3.0	1.0	1451	$1,150	$0.79	44d	1	0.97mi
107 Sterling Ct NW Center Point, AL	2.0	1.5–2.0	1026	$1,062	$1.04	3d	4	0.98mi
341 Argonne Dr NE Center Point, AL	3.0	1.0	1040	$1,300	$1.25	3d	1	1.01mi
2537 3rd St NE Center Point, AL	3.0	2.0	1040	$1,350	$1.30	23d	1	1.02mi
113 19th Ave NW Center Point, AL	3.0	2.0	1407	$1,250	$0.89	11d	1	1.03mi
2318 Raintree Ct Center Point, AL	2.0	1.0	975	$1,100	$1.13	2d	2	1.04mi
213 Meadwood Dr NE Center Point, AL	3.0	1.0	1194	$995	$0.83	44d	1	1.04mi
1628 1st St NE Center Point, AL	3.0	1.0	1027	$1,165	$1.13	44d	1	1.06mi
1905 2nd St NW Center Point, AL	3.0	1.0	1258	$1,395	$1.11	44d	1	1.07mi
1830 Christian St Birmingham, AL	3.0	2.0	1468	$1,375	$0.94	3d	1	1.09mi
109 24th Ave NW Center Point, AL	3.0	1.5	1023	$1,215	$1.19	44d	1	1.12mi
2629 Wood Dr NE Center Point, AL	3.0	1.0	1203	$1,250	$1.04	44d	1	1.13mi
1629 1st St NW Center Point, AL	3.0	1.0	900	$1,025	$1.14	23d	1	1.14mi
1628 1st St NW Center Point, AL	3.0	1.0	1124	$1,150	$1.02	44d	1	1.17mi
2025 Brewster Rd Birmingham, AL	3.0	2.0	1369	$1,450	$1.06	23d	1	1.19mi
305 18th Ct NW Center Point, AL	3.0	1.5	1270	$1,100	$0.87	44d	1	1.20mi
241 Lake Drive Cir NE Birmingham, AL	2.0	1.0	1358	$1,025	$0.75	2d	1	1.20mi
239 Lake Drive Cir NE Birmingham, AL	3.0	1.0	1159	$1,125	$0.97	3d	1	1.22mi
1541 Charter East Cir NE Birmingham, AL	1.0–2.0	1.0–1.5	807	$1,095	$1.36	2d	8	1.26mi
1748 Sonia Dr Birmingham, AL	4.0	2.0	1401	$1,395	$1.00	44d	1	1.28mi
2245 3rd St NW Center Point, AL	3.0	1.0	1156	$1,100	$0.95	23d	1	1.30mi
405 18th Ave NW Center Point, AL	3.0	2.0	1162	$1,299	$1.12	44d	1	1.35mi
319 23rd Ave NW Center Point, AL	3.0	2.0	1284	$1,395	$1.09	44d	1	1.36mi

Listing history 14 events

1. 2026-06-09
   status $99,500 Pending 145 DOM
2. 2026-06-08
   days on market $99,500 Active 145 DOM
3. 2026-06-07
   days on market $99,500 Active 144 DOM
4. 2026-06-03
   days on market $99,500 Active 140 DOM
5. 2026-06-02
   days on market $99,500 Active 139 DOM
6. 2026-06-01
   days on market $99,500 Active 138 DOM
7. 2026-05-31
   days on market $99,500 Active 137 DOM
8. 2026-02-12
   price $99,500 711-char remark

   Show marketing remark (711 chars)

   Move-in ready 3-bedroom, 1-bath home in Center Point. The interior has been refreshed and is ready for owner-occupants to settle in without a project list. Recent improvements include: New flooring throughout Fresh interior paint Updated kitchen with new appliances installed Additional carpentry and handyman work completed The main living area is bright with a functional layout and plenty of natural light. Outside, the large, level backyard offers space for gatherings, gardening, or play. Convenient Center Point location with quick access to Center Point Parkway, shopping, and I-59 for an easy commute into Birmingham. A strong fit for a first-time buyer or a family looking for a turnkey starter home.

9. 2026-01-12
   listed $104,500 Active 711-char remark

   Show marketing remark (711 chars)

   Move-in ready 3-bedroom, 1-bath home in Center Point. The interior has been refreshed and is ready for owner-occupants to settle in without a project list. Recent improvements include: New flooring throughout Fresh interior paint Updated kitchen with new appliances installed Additional carpentry and handyman work completed The main living area is bright with a functional layout and plenty of natural light. Outside, the large, level backyard offers space for gatherings, gardening, or play. Convenient Center Point location with quick access to Center Point Parkway, shopping, and I-59 for an easy commute into Birmingham. A strong fit for a first-time buyer or a family looking for a turnkey starter home.

10. 2025-10-11
    price $109,500
11. 2025-06-02
    soldstatus $491,500
12. 2022-12-07
    historical
13. 2009-12-24
    soldstatus $77,000
14. 2002-06-06
    soldstatus $52,300

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $997 · $83/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,903
• − Mortgage interest: −$5,574
• − Property taxes: −$997
• − Insurance: −$498
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,895
• Taxable income: $2,556
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $3,404/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Center Point

• Score: 63/100
• State rank: #193
• US rank: #15671

Category grades

Amenities F Commute A Cost of living A+ Crime D Employment F Housing A Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Point, AL
• County: Jefferson County · 527,445 people
• City population: 43,903
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+90.2% since first listed

7 events — show timeline

• 2026-02-12 Price Changed $99,500 Greater Alabama MLS
• 2026-01-12 Listed $104,500 Greater Alabama MLS
• 2025-10-11 Price Changed $109,500 Greater Alabama MLS
• 2025-06-02 Sold (Public Records) $491,500 Public Records
• 2022-12-07 Rental Removed — RENT.
• 2009-12-24 Sold (Public Records) $77,000 Public Records
• 2002-06-06 Sold (Public Records) $52,300 Public Records

Property tax history

+4.1%/yr

Latest (2025): $997 · +7.0% YoY. Source: county tax records.