1820 Saint Charles Ct SW · Birmingham, AL 35211

$95,000

3 bd · 1.0 ba · 1,519 sqft · SingleFamily public records · 4 Days on market

Built 1935 6,534 sqft lot Est $71k · 33% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Conveniently located to schools, shopping and the interstate, this tudor-style, 4-sides brick home has excellent curb appeal, and sits on a flat, fenced lot with a detached carport and garage. Inside, there are ample-sized rooms, arched doorways and a large eat-in kitchen with lots of cabinets and counter space. The living room has a brick fireplace and there is a formal dining room. Right of redemption may apply. Contact your agent today to schedule a showing.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1935

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 12.0% 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: West End Academy (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 503 students, 81% FRL); Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 83% FRL track the district average.
• 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); 45% 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 $1,315/mo this rent would consume 45% 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 $657 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 + 0.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $95,000

Questions for the listing agent

1. Built in 1935 — 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: 1.38% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $71,393
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Lee Ave SW	0.25mi	3/2.0	1,586 (+4%)	0mo	$177,000	$112	77
125 SW 18th St	0.27mi	2/1.0 (-1)	1,500 (-1%)	13mo	$19,000	$13	69
724 18th Pl SW	0.44mi	4/2.0 (+1)	1,508 (-1%)	4mo	$48,900	$32	65
1728 Princeton Ave SW	0.17mi	3/1.0	1,334 (-12%)	10mo	$63,500	$48	64
1629 Steiner Ave SW	0.44mi	2/1.0 (-1)	1,476 (-3%)	8mo	$72,000	$49	63
1936 Saint Charles Ct SW	0.32mi	4/1.5 (+1)	1,600 (+5%)	11mo	$95,000	$59	60
1764 SW Jefferson Ave	0.70mi	3/1.0	1,550 (+2%)	10mo	$37,000	$24	56
915 19th Pl SW	0.63mi	4/1.0 (+1)	1,434 (-6%)	2mo	$20,000	$14	54
1437 Woodland Ave SW	0.54mi	3/1.0	1,369 (-10%)	5mo	$53,000	$39	54
2120 W 47th Pl	0.68mi	3/1.0	1,439 (-5%)	13mo	$80,000	$56	49
914 18th Way	0.62mi	2/1.0 (-1)	1,730 (+14%)	4mo	$45,000	$26	39
1609 SW Jefferson Ave	0.64mi	3/1.0	1,302 (-14%)	13mo	$61,000	$47	36

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: 9.2%
• Equity multiple: 1.35×
• Total profit: $9,279
• Equity at exit: $14,165

10-year hold

• IRR: 15.8%
• Equity multiple: 2.12×
• Total profit: $29,866
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$498
• Tax from tax record: −$53 /mo · $630/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $448

Break-even live

Break-even rent $747

Max offer price $95,000

Occupancy floor 61%

Sensitivity live

Price	-10% $502	-5% $475	+0% $448	+5% $421	+10% $394
Rent	-10% $344	-5% $396	+0% $448	+5% $500	+10% $552
Rate	-1.0pp $496	-0.5pp $472	base $448	+0.5pp $424	+1.0pp $399

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	25d	1	0.10mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	25d	1	0.14mi
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	3d	1	0.16mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	45d	1	0.21mi
1900 Saint Charles Ave SW Birmingham, AL	4.0	2.0	1623	$1,350	$0.83	3d	1	0.21mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	20d	1	0.27mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	20d	1	0.27mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	25d	1	0.30mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	45d	1	0.48mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	4d	1	0.53mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	46d	1	0.54mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	20d	1	0.59mi
2017 48th Street Ensley Birmingham, AL	3.0	2.0	1383	$1,250	$0.90	45d	1	0.64mi
1609 Jefferson Ave SW Birmingham, AL	4.0	1.0	1572	$1,300	$0.83	4d	1	0.67mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	45d	1	0.67mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	3d	1	0.72mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	25d	1	0.72mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	45d	1	0.74mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	45d	1	0.75mi
4825 Avenue S Birmingham, AL	3.0	1.0	1310	$1,050	$0.80	17d	1	0.79mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	45d	1	0.81mi
4636 Avenue T Unit T Birmingham, AL	4.0	1.5	1842	$1,500	$0.81	3d	1	0.81mi
4736 Court S Birmingham, AL	3.0	1.5	1300	$1,200	$0.92	4d	1	0.81mi
4801 Avenue S Birmingham, AL	3.0	1.0	1310	$1,000	$0.76	45d	1	0.82mi
4732 Court S Birmingham, AL	3.0	1.0	1372	$1,100	$0.80	45d	1	0.82mi
1213 Alabama Ave SW Birmingham, AL	4.0	2.0	1616	$1,200	$0.74	45d	1	0.83mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	45d	1	0.83mi
1698 Dennison Ave SW Birmingham, AL	4.0	2.0	1780	$1,300	$0.73	45d	1	0.85mi
1136 15th St SW Birmingham, AL	4.0	2.0	1296	$1,395	$1.08	25d	1	0.88mi
4637 Court S Birmingham, AL	3.0	1.0	1225	$975	$0.80	3d	1	0.88mi
1204 15th Way SW Birmingham, AL	4.0	3.0	1715	$1,400	$0.82	45d	1	0.88mi
2520 Avenue U Unit A Birmingham, AL	4.0	1.0	1260	$1,200	$0.95	45d	1	0.89mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	3d	1	0.90mi
4612 Terrace S Birmingham, AL	3.0	1.0	1612	$1,050	$0.65	45d	1	0.90mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	12d	1	0.92mi
4817 Court R Birmingham, AL	3.0	2.0	1530	$1,300	$0.85	17d	1	0.93mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	3d	1	0.93mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	45d	1	0.95mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	3d	1	0.96mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	45d	1	0.96mi

Listing history 6 events

1. 2026-04-28
   soldstatus $92,500
2. 2026-03-07
   status Pending
3. 2026-03-04
   listed $95,000 Active
4. 2016-12-12
   soldstatus $36,000 Sold 465-char remark

   Show marketing remark (465 chars)

   Conveniently located to schools, shopping and the interstate, this tudor-style, 4-sides brick home has excellent curb appeal, and sits on a flat, fenced lot with a detached carport and garage. Inside, there are ample-sized rooms, arched doorways and a large eat-in kitchen with lots of cabinets and counter space. The living room has a brick fireplace and there is a formal dining room. Right of redemption may apply. Contact your agent today to schedule a showing.

5. 2016-11-23
   status Pending 465-char remark

   Show marketing remark (465 chars)

   Conveniently located to schools, shopping and the interstate, this tudor-style, 4-sides brick home has excellent curb appeal, and sits on a flat, fenced lot with a detached carport and garage. Inside, there are ample-sized rooms, arched doorways and a large eat-in kitchen with lots of cabinets and counter space. The living room has a brick fireplace and there is a formal dining room. Right of redemption may apply. Contact your agent today to schedule a showing.

6. 2016-10-28
   listed $30,000 Active 465-char remark

   Show marketing remark (465 chars)

   Conveniently located to schools, shopping and the interstate, this tudor-style, 4-sides brick home has excellent curb appeal, and sits on a flat, fenced lot with a detached carport and garage. Inside, there are ample-sized rooms, arched doorways and a large eat-in kitchen with lots of cabinets and counter space. The living room has a brick fireplace and there is a formal dining room. Right of redemption may apply. Contact your agent today to schedule a showing.

ⓘ 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: $630 · $53/mo
• Projected year-2 tax: $630 · $53/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: $15,775
• − Mortgage interest: −$5,321
• − Property taxes: −$630
• − Insurance: −$475
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,764
• Taxable income: $4,060
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $4,404/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: 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

+208.3% since first listed

6 events — show timeline

• 2026-04-28 Sold (Public Records) $92,500 Public Records
• 2026-03-07 Pending — Greater Alabama MLS
• 2026-03-04 Listed $95,000 Greater Alabama MLS
• 2016-12-12 Sold (MLS) $36,000 Greater Alabama MLS
• 2016-11-23 Pending — Greater Alabama MLS
• 2016-10-28 Listed $30,000 Greater Alabama MLS

Property tax history

+3.4%/yr

Latest (2022): $630 · -45.7% YoY. Source: county tax records.