1210 12th Ave · Birmingham, AL 35204

$125,000

3 bd · 1.0 ba · 1,879 sqft · SingleFamily public records · 151 Days on market

Built 1920 5,662 sqft lot $67/sqft · 82% 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Looking for plenty of indoor space and a huge front porch? This four-bedroom home has room to spread out. The heavy lifting is already done: all four bedrooms, two bathrooms, and the kitchen are fully renovated. Big-ticket items were replaced in 2022, including permitted electrical, plumbing, roof, and windows. Please note the HVAC needs to be replaced and owner is selling AS-IS. Other than HVAC, just a few cosmetic finishing touches are needed. Located in Fountain Heights, with nearly two dozen new homes recently built or currently under construction nearby, this classic Craftsman bungalow offers a front-porch view of downtown Birmingham. About a mile from Uptown, Topgolf, and the Coca-Cola Amphitheater, with quick access to major roads and interstates.

Key facts

• Huge front porch
• Permitted electrical
• Permitted plumbing

Tags

• HUGE FRONT PORCH
• FULLY RENOVATED KITCHEN
• PERMITTED ELECTRICAL
• PERMITTED PLUMBING
• QUICK ACCESS TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 64 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,387/mo this rent would consume 47% of the median local household income ($35k/yr) (locally 422% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($864 loan paydown + $801 appreciation (0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $125k implies a 865% gain — meaningful room to come down on a strong offer.

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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1920 — 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: 1.11% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (median comp): $68,854
• List price: $125,000
• Delta: 81.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 13th Ave N	0.19mi	4/2.0 (+1)	1,746 (-7%)	0mo	$65,000	$37	70
350 14th Ct N	0.50mi	3/2.0	1,820 (-3%)	16mo	$60,000	$33	54
205 14th Ct	0.65mi	3/2.0	2,014 (+7%)	2mo	$145,000	$72	52
1109 Center St N	0.69mi	3/2.5	1,946 (+4%)	5mo	$230,000	$118	52
217 13th Ter N	0.58mi	3/1.5	1,908 (+2%)	20mo	$95,000	$50	51
1214 4th Pl N	0.33mi	3/1.0	1,694 (-10%)	22mo	$35,000	$21	50
1900 N 15th Ct	0.67mi	3/1.0	1,748 (-7%)	12mo	$45,000	$26	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.56×
• Total profit: $19,710
• Equity at exit: $40,354

10-year hold

• IRR: 15.4%
• Equity multiple: 2.80×
• Total profit: $63,099
• Equity at exit: $51,877

Cash invested: $35,000 (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 35204

• Home prices YoY: 0.3%
• Active inventory: 64
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$656
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $307

Break-even live

Break-even rent $998

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 11th St N Birmingham, AL	3.0	1.0	1340	$1,200	$0.90	44d	1	0.29mi
1216 4th Pl N Birmingham, AL	3.0	2.0	1565	$1,150	$0.73	44d	1	0.33mi
1608 18th Pl N Birmingham, AL	3.0	2.0	1243	$950	$0.76	44d	1	0.63mi
1900 15th Ct N Birmingham, AL	4.0	2.0	1748	$1,425	$0.82	44d	1	0.70mi
1906 15th Ct N Birmingham, AL	2.0	1.0	1311	$1,000	$0.76	23d	1	0.70mi
1742 17th St N Unit 2 Birmingham, AL	3.0	2.0	1300	$1,500	$1.15	16d	1	0.77mi
600 19th St N Unit 211 Birmingham, AL	2.0	2.0	1670	$3,250	$1.95	12d	1	0.79mi
600 19th St N Apt 202 Birmingham, AL	3.0	2.0	1248	$3,050	$2.44	12d	1	0.79mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–3.0	1398	$4,560	$3.26	19d	83	0.80mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–2.0	1120	$3,550	$3.17	16d	30	0.80mi
963 3rd St W Birmingham, AL	3.0	2.0	1444	$1,295	$0.90	23d	1	1.02mi
451 2nd St N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	44d	1	1.02mi
600 24th St N Birmingham, AL	1.0–3.0	1.0–2.0	1098	$1,499	$1.36	1d	13	1.17mi
2024 2nd Ave N #1801 Birmingham, AL	2.0	2.0	1340	$2,500	$1.87	23d	1	1.18mi
451 2nd Ave N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	23d	1	1.22mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	16d	1	1.28mi
854 5th St W Birmingham, AL	3.0	1.0	1501	$1,275	$0.85	44d	1	1.29mi
2108 25th St N Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	44d	1	1.35mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	44d	1	1.35mi
2311 Morris Ave Birmingham, AL	2.0	1.0	2000	$5,000	$2.50	3d	1	1.44mi
2311 Morris Ave Birmingham, AL	2.0	1.0	2000	$5,000	$2.50	3d	1	1.44mi
1508 4th Ave S Birmingham, AL	2.0	2.0	1142	$2,222	$1.95	3d	3	1.45mi
2000 2nd Ave S Birmingham, AL	2.0	1.0–2.0	980	$2,419	$2.47	3d	27	1.47mi

Listing history 16 events

1. 2026-02-17
   status Active 764-char remark

   Show marketing remark (764 chars)

   Looking for plenty of indoor space and a huge front porch? This four-bedroom home has room to spread out. The heavy lifting is already done: all four bedrooms, two bathrooms, and the kitchen are fully renovated. Big-ticket items were replaced in 2022, including permitted electrical, plumbing, roof, and windows. Please note the HVAC needs to be replaced and owner is selling AS-IS. Other than HVAC, just a few cosmetic finishing touches are needed. Located in Fountain Heights, with nearly two dozen new homes recently built or currently under construction nearby, this classic Craftsman bungalow offers a front-porch view of downtown Birmingham. About a mile from Uptown, Topgolf, and the Coca-Cola Amphitheater, with quick access to major roads and interstates.

2. 2026-01-27
   historical Contingent 764-char remark

   Show marketing remark (764 chars)

   Looking for plenty of indoor space and a huge front porch? This four-bedroom home has room to spread out. The heavy lifting is already done: all four bedrooms, two bathrooms, and the kitchen are fully renovated. Big-ticket items were replaced in 2022, including permitted electrical, plumbing, roof, and windows. Please note the HVAC needs to be replaced and owner is selling AS-IS. Other than HVAC, just a few cosmetic finishing touches are needed. Located in Fountain Heights, with nearly two dozen new homes recently built or currently under construction nearby, this classic Craftsman bungalow offers a front-porch view of downtown Birmingham. About a mile from Uptown, Topgolf, and the Coca-Cola Amphitheater, with quick access to major roads and interstates.

3. 2026-01-19
   status Active 764-char remark

   Show marketing remark (764 chars)

   Looking for plenty of indoor space and a huge front porch? This four-bedroom home has room to spread out. The heavy lifting is already done: all four bedrooms, two bathrooms, and the kitchen are fully renovated. Big-ticket items were replaced in 2022, including permitted electrical, plumbing, roof, and windows. Please note the HVAC needs to be replaced and owner is selling AS-IS. Other than HVAC, just a few cosmetic finishing touches are needed. Located in Fountain Heights, with nearly two dozen new homes recently built or currently under construction nearby, this classic Craftsman bungalow offers a front-porch view of downtown Birmingham. About a mile from Uptown, Topgolf, and the Coca-Cola Amphitheater, with quick access to major roads and interstates.

4. 2026-01-10
   historical Contingent 764-char remark

   Show marketing remark (764 chars)

   Looking for plenty of indoor space and a huge front porch? This four-bedroom home has room to spread out. The heavy lifting is already done: all four bedrooms, two bathrooms, and the kitchen are fully renovated. Big-ticket items were replaced in 2022, including permitted electrical, plumbing, roof, and windows. Please note the HVAC needs to be replaced and owner is selling AS-IS. Other than HVAC, just a few cosmetic finishing touches are needed. Located in Fountain Heights, with nearly two dozen new homes recently built or currently under construction nearby, this classic Craftsman bungalow offers a front-porch view of downtown Birmingham. About a mile from Uptown, Topgolf, and the Coca-Cola Amphitheater, with quick access to major roads and interstates.

5. 2025-12-26
   listed $125,000 Active 764-char remark

   Show marketing remark (764 chars)

   Looking for plenty of indoor space and a huge front porch? This four-bedroom home has room to spread out. The heavy lifting is already done: all four bedrooms, two bathrooms, and the kitchen are fully renovated. Big-ticket items were replaced in 2022, including permitted electrical, plumbing, roof, and windows. Please note the HVAC needs to be replaced and owner is selling AS-IS. Other than HVAC, just a few cosmetic finishing touches are needed. Located in Fountain Heights, with nearly two dozen new homes recently built or currently under construction nearby, this classic Craftsman bungalow offers a front-porch view of downtown Birmingham. About a mile from Uptown, Topgolf, and the Coca-Cola Amphitheater, with quick access to major roads and interstates.

6. 2025-08-16
   price $125,000
7. 2025-04-26
   price $140,000
8. 2025-04-18
   price $145,000
9. 2023-08-14
   price $143,000
10. 2023-07-27
    price $160,000
11. 2023-07-23
    price $170,000
12. 2023-07-18
    price $171,000
13. 2023-07-07
    price $172,000
14. 2023-06-22
    price $173,000
15. 2023-06-09
    price $174,000
16. 1984-09-04
    soldstatus $12,950

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $970 · $81/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 6 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,645
• − Mortgage interest: −$7,002
• − Property taxes: −$970
• − Insurance: −$625
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,636
• Taxable income: $1,749
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $3,269/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): 8,953
• Household income: $35,420
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 422.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Hispanic / Latino 5% Two or more races 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 0.64%
• Current HPI: 201.0777
• Rent YoY: —
• 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

+865.3% since first listed

16 events — show timeline

• 2026-02-17 Relisted — Greater Alabama MLS
• 2026-01-27 Contingent — Greater Alabama MLS
• 2026-01-19 Relisted — Greater Alabama MLS
• 2026-01-10 Contingent — Greater Alabama MLS
• 2025-12-26 Listed $125,000 Greater Alabama MLS
• 2025-08-16 Price Changed $125,000 Greater Alabama MLS
• 2025-04-26 Price Changed $140,000 Greater Alabama MLS
• 2025-04-18 Price Changed $145,000 Greater Alabama MLS
• 2023-08-14 Price Changed $143,000 Greater Alabama MLS
• 2023-07-27 Price Changed $160,000 Greater Alabama MLS
• 2023-07-23 Price Changed $170,000 Greater Alabama MLS
• 2023-07-18 Price Changed $171,000 Greater Alabama MLS
• 2023-07-07 Price Changed $172,000 Greater Alabama MLS
• 2023-06-22 Price Changed $173,000 Greater Alabama MLS
• 2023-06-09 Price Changed $174,000 Greater Alabama MLS
• 1984-09-04 Sold (Public Records) $12,950 Public Records

Property tax history

+27.2%/yr

Latest (2025): $970 · +0.0% YoY. Source: county tax records.