1717 Saint Charles Ave SW · Birmingham, AL 35211

$89,900

3 bd · 1.0 ba · 1,381 sqft · SingleFamily public records · 62 Days on market

Built 1948 8,712 sqft lot $65/sqft · 32% above area Est $68k · 32% 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 +9.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 3-bedroom, 2-bathroom home nestled on a quiet, picturesque street in the heart of Birmingham. This cozy gem offers the perfect blend of comfort, convenience, and charm—ideal for homeowners and investors alike. Step inside to find spacious, well-sized bedrooms and a functional layout designed for everyday living. Enjoy relaxing or entertaining on the beautiful back deck, perfect for morning coffee or evening gatherings. Conveniently located with easy access to major freeways, this home is just minutes from downtown Birmingham and the renowned Birmingham CrossPlex, offering dining, entertainment, and recreation right at your fingertips. Whether you're looking for your first home or your next investment, this property checks all the boxes! Don’t miss your opportunity to own this charming home in a prime location—schedule your showing today!

Key facts

• Quiet street
• Back deck
• 8,712 sq ft lot

Tags

• BACK DECK
• QUIET STREET
• EASY ACCESS TO FREEWAYS
• MINUTES FROM DOWNTOWN
• NEAR BIRMINGHAM CROSSPLEX

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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); 152 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); 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).
• 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 $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $49k; list at $90k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1948 — 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: 1.44% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 5.8

CMA / ARV

• ARV (median comp): $68,263
• List price: $89,900
• Delta: 31.70%
• 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
1437 Woodland Ave SW	0.55mi	3/1.0	1,369 (-1%)	5mo	$53,000	$39	69
540 Francis St SW	0.11mi	3/2.0	1,225 (-11%)	4mo	$82,500	$67	69
1700 Lee Ave SW	0.11mi	3/2.0	1,586 (+15%)	0mo	$177,000	$112	66
1625 SW Alabama Ave	0.32mi	2/2.0 (-1)	1,290 (-7%)	2mo	$19,900	$15	64
1629 Steiner Ave SW	0.30mi	2/1.0 (-1)	1,476 (+7%)	8mo	$72,000	$49	63
915 19th Pl SW	0.58mi	4/1.0 (+1)	1,434 (+4%)	2mo	$20,000	$14	60
213 SW 22nd St	0.51mi	3/1.0	1,260 (-9%)	8mo	$110,000	$87	55
724 18th Pl SW	0.36mi	4/2.0 (+1)	1,508 (+9%)	4mo	$48,900	$32	55
201 21st St SW	0.44mi	3/2.0	1,258 (-9%)	8mo	$30,000	$24	54
600 Pride Way SW	0.43mi	3/1.0	1,191 (-14%)	6mo	$80,000	$67	52
2200 Fulton Ave SW	0.55mi	2/1.0 (-1)	1,205 (-13%)	7mo	$42,000	$35	42
1324 Fulton Ave SW	0.66mi	3/2.0	1,232 (-11%)	8mo	$120,000	$97	41

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: 8.6%
• Equity multiple: 1.33×
• Total profit: $8,242
• Equity at exit: $13,404

10-year hold

• IRR: 15.2%
• Equity multiple: 2.06×
• Total profit: $26,804
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$471
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $418

Break-even live

Break-even rent $765

Max offer price $89,900

Occupancy floor 63%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	43d	1	0.03mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	19d	1	0.10mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	23d	1	0.10mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	23d	1	0.18mi
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	2d	1	0.30mi
1900 Saint Charles Ave SW Birmingham, AL	4.0	2.0	1623	$1,350	$0.83	2d	1	0.31mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	19d	1	0.34mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	19d	1	0.41mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	23d	1	0.42mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	43d	1	0.43mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	44d	1	0.48mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	43d	1	0.49mi
1609 Jefferson Ave SW Birmingham, AL	4.0	1.0	1572	$1,300	$0.83	3d	1	0.50mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	3d	1	0.53mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	2d	1	0.55mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	23d	1	0.55mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	3d	1	0.57mi
1698 Dennison Ave SW Birmingham, AL	4.0	2.0	1780	$1,300	$0.73	43d	1	0.67mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	43d	1	0.71mi
1204 15th Way SW Birmingham, AL	4.0	3.0	1715	$1,400	$0.82	43d	1	0.72mi
1136 15th St SW Birmingham, AL	4.0	2.0	1296	$1,395	$1.08	23d	1	0.73mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	23d	1	0.73mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	0.77mi
2017 48th Street Ensley Birmingham, AL	3.0	2.0	1383	$1,250	$0.90	43d	1	0.77mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	0.78mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	43d	1	0.79mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	16d	1	0.80mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	43d	1	0.81mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	43d	1	0.81mi
1213 Alabama Ave SW Birmingham, AL	4.0	2.0	1616	$1,200	$0.74	43d	1	0.83mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	43d	1	0.83mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	43d	1	0.84mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	10d	1	0.86mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	23d	1	0.86mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	43d	1	0.86mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	2d	1	0.88mi
4825 Avenue S Birmingham, AL	3.0	1.0	1310	$1,050	$0.80	16d	1	0.89mi
1256 15th St SW Birmingham, AL	3.0	1.0	1206	$1,300	$1.08	3d	1	0.90mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	0.90mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	43d	1	0.90mi

Listing history 22 events

1. 2026-06-18
   days on market $89,900 Active 62 DOM
2. 2026-06-17
   days on market $89,900 Active 61 DOM
3. 2026-06-16
   days on market $89,900 Active 60 DOM
4. 2026-06-15
   days on market $89,900 Active 59 DOM
5. 2026-06-13
   days on market $89,900 Active 57 DOM
6. 2026-06-10
   days on market $89,900 Active 54 DOM
7. 2026-06-09
   days on market $89,900 Active 53 DOM
8. 2026-06-08
   days on market $89,900 Active 52 DOM
9. 2026-06-07
   days on market $89,900 Active 51 DOM
10. 2026-06-03
    days on market $89,900 Active 47 DOM
11. 2026-06-02
    days on market $89,900 Active 46 DOM
12. 2026-06-01
    days on market $89,900 Active 45 DOM
13. 2026-05-31
    days on market $89,900 Active 44 DOM
14. 2026-04-17
    listed $89,900 Active 894-char remark

    Show marketing remark (894 chars)

    Welcome to this beautiful 3-bedroom, 2-bathroom home nestled on a quiet, picturesque street in the heart of Birmingham. This cozy gem offers the perfect blend of comfort, convenience, and charm—ideal for homeowners and investors alike. Step inside to find spacious, well-sized bedrooms and a functional layout designed for everyday living. Enjoy relaxing or entertaining on the beautiful back deck, perfect for morning coffee or evening gatherings. Conveniently located with easy access to major freeways, this home is just minutes from downtown Birmingham and the renowned Birmingham CrossPlex, offering dining, entertainment, and recreation right at your fingertips. Whether you're looking for your first home or your next investment, this property checks all the boxes! Don’t miss your opportunity to own this charming home in a prime location—schedule your showing today!

15. 2026-02-06
    historical $1,100
16. 2025-09-27
    price $1,100
17. 2025-07-19
    listed $1,300
18. 2021-01-19
    soldstatus $49,000
19. 2020-12-29
    historical Contingent 33-char remark

    Show marketing remark (33 chars)

    GREAT INVESTMENT 3BR/ 1.5BA HOME.

20. 2020-12-10
    soldstatus $49,000 Sold 33-char remark

    Show marketing remark (33 chars)

    GREAT INVESTMENT 3BR/ 1.5BA HOME.

21. 2020-10-05
    listed $57,500 Active 33-char remark

    Show marketing remark (33 chars)

    GREAT INVESTMENT 3BR/ 1.5BA HOME.

22. 2008-01-15
    soldstatus $53,000

ⓘ 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: $1,147 · $96/mo
• Projected year-2 tax: $1,147 · $96/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: $15,524
• − Mortgage interest: −$5,036
• − Property taxes: −$1,147
• − Insurance: −$450
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,615
• Taxable income: $3,793
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $4,100/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

+69.6% since first listed

9 events — show timeline

• 2026-04-17 Listed $89,900 Greater Alabama MLS
• 2026-02-06 Rental Removed $1,100 SHOWMOJO
• 2025-09-27 Price Changed $1,100 SHOWMOJO
• 2025-07-19 Listed for Rent $1,300 SHOWMOJO
• 2021-01-19 Sold (Public Records) $49,000 Public Records
• 2020-12-29 Contingent — Greater Alabama MLS
• 2020-12-10 Sold (MLS) $49,000 Greater Alabama MLS
• 2020-10-05 Listed $57,500 Greater Alabama MLS
• 2008-01-15 Sold (Public Records) $53,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,147 · +0.0% YoY. Source: county tax records.