1900 Saint Charles Ave SW · Birmingham, AL 35211

$129,900

3 bd · 2.0 ba · 1,623 sqft · SingleFamily public records · 28 Days on market

Built 1947 10,454 sqft lot $80/sqft · 85% above area

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +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

AMAZING investment opportunity!! With 4 Beds and 2 full Baths this is a great house to buy or rent. Rental opportunity is around $1300-$1400 a month!

Key facts

• 0.24 acre lot
• Built 1947
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 45% 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 $898 of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask is 9179% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $130k implies a 550% 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.00% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $70,108
• List price: $129,900
• Delta: 85.29%
• 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
1700 Lee Ave SW	0.41mi	3/2.0	1,586 (-2%)	0mo	$177,000	$112	77
1936 Saint Charles Ct SW	0.13mi	4/1.5 (+1)	1,600 (-1%)	11mo	$95,000	$59	76
724 18th Pl SW	0.45mi	4/2.0 (+1)	1,508 (-7%)	4mo	$48,900	$32	58
2908 Ensley Ave	0.71mi	3/2.0	1,558 (-4%)	9mo	$60,000	$39	53
1825 49th St	0.69mi	3/1.0	1,532 (-6%)	4mo	$51,000	$33	51
914 18th Way	0.59mi	2/1.0 (-1)	1,730 (+7%)	4mo	$45,000	$26	49
1764 SW Jefferson Ave	0.73mi	3/1.0	1,550 (-4%)	10mo	$37,000	$24	46
915 19th Pl SW	0.57mi	4/1.0 (+1)	1,434 (-12%)	2mo	$20,000	$14	43
1777 Steiner Ave SW	0.49mi	4/1.5 (+1)	1,855 (+14%)	4mo	$149,900	$81	43
2120 W 47th Pl	0.51mi	3/1.0	1,439 (-11%)	13mo	$80,000	$56	43
1629 Steiner Ave SW	0.59mi	2/1.0 (-1)	1,476 (-9%)	8mo	$72,000	$49	42
2708 Princeton Ave SW	0.67mi	3/1.0	1,462 (-10%)	13mo	$50,000	$34	38

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: 0.67×
• Total profit: $-11,861
• Equity at exit: $19,369

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-8,409
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$681
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $205

Break-even live

Break-even rent $1,044

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $278	-5% $241	+0% $205	+5% $168	+10% $131
Rent	-10% $102	-5% $153	+0% $205	+5% $256	+10% $308
Rate	-1.0pp $270	-0.5pp $238	base $205	+0.5pp $171	+1.0pp $137

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Saint Charles Ave SW Birmingham, AL	4.0	2.0	1623	$1,350	$0.83	3d	1	0.03mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	25d	1	0.12mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	25d	1	0.20mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	45d	1	0.31mi
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	3d	1	0.32mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	25d	1	0.32mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	45d	1	0.33mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	21d	1	0.36mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	21d	1	0.45mi
2017 48th Street Ensley Birmingham, AL	3.0	2.0	1383	$1,250	$0.90	45d	1	0.48mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	45d	1	0.54mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	25d	1	0.56mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	45d	1	0.57mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	45d	1	0.60mi
4825 Avenue S Birmingham, AL	3.0	1.0	1310	$1,050	$0.80	18d	1	0.61mi
4736 Court S Birmingham, AL	3.0	1.5	1300	$1,200	$0.92	5d	1	0.64mi
4801 Avenue S Birmingham, AL	3.0	1.0	1310	$1,000	$0.76	45d	1	0.64mi
4732 Court S Birmingham, AL	3.0	1.0	1372	$1,100	$0.80	45d	1	0.64mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	21d	1	0.65mi
4636 Avenue T Unit T Birmingham, AL	4.0	1.5	1842	$1,500	$0.81	3d	1	0.66mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	5d	1	0.71mi
4637 Court S Birmingham, AL	3.0	1.0	1225	$975	$0.80	3d	1	0.72mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	46d	1	0.72mi
4612 Terrace S Birmingham, AL	3.0	1.0	1612	$1,050	$0.65	45d	1	0.74mi
4817 Court R Birmingham, AL	3.0	2.0	1530	$1,300	$0.85	18d	1	0.74mi
2520 Avenue U Unit A Birmingham, AL	4.0	1.0	1260	$1,200	$0.95	45d	1	0.77mi
1609 Jefferson Ave SW Birmingham, AL	4.0	1.0	1572	$1,300	$0.83	5d	1	0.79mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	12d	1	0.79mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	3d	1	0.83mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	3d	1	0.84mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	3d	1	0.87mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	45d	1	0.88mi
1757 48th Street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1164	$1,295	$1.11	4d	1	0.89mi
3009 Prince Ave Birmingham, AL	3.0	2.0	1176	$1,095	$0.93	25d	1	0.89mi
3221 Avenue S Birmingham, AL	3.0	2.0	1190	$1,250	$1.05	25d	1	0.90mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	45d	1	0.91mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	25d	1	0.93mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	3d	1	0.94mi
1698 Dennison Ave SW Birmingham, AL	4.0	2.0	1780	$1,300	$0.73	45d	1	0.94mi
1820 33rd St W Birmingham, AL	4.0	1.5	1212	$1,495	$1.23	45d	1	0.97mi

Listing history 15 events

1. 2026-06-08
   days on market $129,900 Active 28 DOM
2. 2026-06-07
   days on market $129,900 Active 27 DOM
3. 2026-06-03
   days on market $129,900 Active 23 DOM
4. 2026-06-02
   days on market $129,900 Active 22 DOM
5. 2026-06-01
   days on market $129,900 Active 21 DOM
6. 2026-05-31
   days on market $129,900 Active 20 DOM
7. 2026-05-11
   listed $129,900 Active 149-char remark
8. 2025-11-17
   price $135,000
9. 2024-08-19
   price $137,500
10. 2021-08-12
    soldstatus $20,000 Sold
11. 2021-04-19
    price $32,000
12. 2021-03-21
    price $42,000
13. 2021-02-08
    listed $52,000 Active
14. 1988-07-08
    soldstatus $29,500
15. 1975-05-01
    soldstatus $21,500

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,074 · $90/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: $15,638
• − Mortgage interest: −$7,276
• − Property taxes: −$1,074
• − Insurance: −$650
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,779
• Taxable income: $356
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $2,370/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

-93.5% since first listed

9 events — show timeline

• 2026-06-04 Listed for Rent $1,400 TENANTTURNER2
• 2025-11-17 Price Changed $135,000 Greater Alabama MLS
• 2024-08-19 Price Changed $137,500 Greater Alabama MLS
• 2021-08-12 Sold (MLS) $20,000 Greater Alabama MLS
• 2021-04-19 Price Changed $32,000 Greater Alabama MLS
• 2021-03-21 Price Changed $42,000 Greater Alabama MLS
• 2021-02-08 Listed $52,000 Greater Alabama MLS
• 1988-07-08 Sold (Public Records) $29,500 Public Records
• 1975-05-01 Sold (Public Records) $21,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,074 · +0.0% YoY. Source: county tax records.