1500 11th St SW · Birmingham, AL 35211

$139,900

4 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 69 Days on market

Built 1960 0.27 ac lot Est $183k · 24% under

---

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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• 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

Beautiful split level home located on a large corner with an additional lot included. Downstairs has a large den and office area. A must see Located next to the Heritage Neighborhood.

Key facts

• Large corner lot
• Split level home
• Den and office area

Tags

• SPLIT LEVEL HOME
• LARGE CORNER LOT
• DEN AND OFFICE AREA
• HERITAGE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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-, 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: Hemphill Elementary School (math 5% / reading 24%, grade F, #508 of 627 statewide, top 84%, 336 students, 87% FRL); Parker High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 826 students, 90% FRL).
• Market conditions: Rents soft (-0.0%/yr); 152 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1,455/mo this rent would consume 50% 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 $967 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 69 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1960 — 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: 1.04% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.65%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $182,952
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 Nassau Ave SW	0.18mi	4/2.0	1,842 (-0%)	17mo	$128,000	$69	73
1725 Dr Martin Luther King Jr Dr	0.35mi	4/2.0	1,820 (-2%)	6mo	$40,000	$22	72
1816 3rd Pl SW	0.37mi	4/2.0	1,800 (-3%)	8mo	$240,000	$133	68
1332 14th Pl SW	0.43mi	4/2.0	1,764 (-4%)	7mo	$174,900	$99	62
1813 Mandela Dr	0.11mi	3/2.5 (-1)	2,017 (+9%)	18mo	$220,000	$109	53
1808 Biko Pl	0.06mi	3/2.5 (-1)	2,048 (+11%)	23mo	$310,000	$151	49
1204 15th Way SW	0.67mi	3/1.5 (-1)	1,715 (-7%)	11mo	$81,000	$47	41
1112 Goldwire St SW	0.70mi	3/2.5 (-1)	1,605 (-13%)	19mo	$120,000	$75	19
317 SW 9th Ave	0.73mi	3/2.0 (-1)	1,601 (-13%)	22mo	$229,900	$144	16

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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-8,981
• Equity at exit: $20,860

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,290
• Equity at exit: $12,096

Cash invested: $39,172 (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: 152
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$734
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $283

Break-even live

Break-even rent $1,097

Max offer price $139,900

Occupancy floor 76%

Sensitivity live

Price	-10% $362	-5% $322	+0% $283	+5% $243	+10% $203
Rent	-10% $168	-5% $225	+0% $283	+5% $340	+10% $397
Rate	-1.0pp $353	-0.5pp $318	base $283	+0.5pp $246	+1.0pp $209

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 16th St SW Birmingham, AL	3.0	2.0	2076	$1,150	$0.55	44d	1	0.48mi
218 Olympia Dr Homewood, AL	1.0–3.0	1.0–2.5	958	$1,659	$1.73	2d	33	0.59mi
1204 15th Way SW Birmingham, AL	4.0	3.0	1715	$1,400	$0.82	44d	1	0.68mi
1149 15th St SW Birmingham, AL	5.0	2.0	2371	$1,399	$0.59	44d	1	0.71mi
1698 Dennison Ave SW Birmingham, AL	4.0	2.0	1780	$1,300	$0.73	44d	1	0.74mi
1141 15th Way SW Birmingham, AL	5.0	2.0	1458	$1,400	$0.96	44d	1	0.74mi
1136 15th St SW Birmingham, AL	4.0	2.0	1296	$1,395	$1.08	24d	1	0.74mi
1698 Heron Johnson Dr Birmingham, AL	5.0	1.5	1500	$1,175	$0.78	44d	1	0.76mi
908 Goldwire St SW Birmingham, AL	3.0	3.0	2115	$1,550	$0.73	44d	1	0.79mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	2d	1	0.83mi
1609 Jefferson Ave SW Birmingham, AL	4.0	1.0	1572	$1,300	$0.83	4d	1	0.89mi
2009 Hollins Dr Birmingham, AL	5.0	1.5	1536	$1,400	$0.91	44d	1	1.17mi
1012 Cotton Ave SW Birmingham, AL	3.0	1.0	1232	$1,000	$0.81	44d	1	1.25mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	45d	1	1.26mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	24d	1	1.27mi
820 McMillon Ave SW Birmingham, AL	5.0	2.0	1795	$1,350	$0.75	44d	1	1.27mi
108 E Ann Dr SW Birmingham, AL	4.0	2.0	1628	$1,495	$0.92	24d	1	1.34mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	44d	1	1.36mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	44d	1	1.39mi
12 4th Ave SW Unit 1 Birmingham, AL	3.0	1.0	1336	$1,100	$0.82	44d	1	1.39mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	24d	1	1.47mi
1213 Alabama Ave SW Birmingham, AL	4.0	2.0	1616	$1,200	$0.74	44d	1	1.47mi
195 Oxmoor Rd Birmingham, AL	2.0–3.0	2.0–2.5	1187	$3,300	$2.78	3d	8	1.48mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	24d	1	1.48mi

Listing history 5 events

1. 2024-11-14
   soldstatus $120,000
2. 2024-08-12
   status Pending
3. 2024-07-04
   price $139,900
4. 2024-06-04
   listed $150,000 Active
5. 1970-05-20
   soldstatus $16,500

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $900 · $75/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,460
• − Mortgage interest: −$7,837
• − Property taxes: −$900
• − Insurance: −$700
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$4,070
• Taxable income: $1,160
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $3,112/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

+627.3% since first listed

5 events — show timeline

• 2024-11-14 Sold (Public Records) $120,000 Public Records
• 2024-08-12 Pending — Greater Alabama MLS
• 2024-07-04 Price Changed $139,900 Greater Alabama MLS
• 2024-06-04 Listed $150,000 Greater Alabama MLS
• 1970-05-20 Sold (Public Records) $16,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $900 · +0.0% YoY. Source: county tax records.