808 45th Street Ensley · Birmingham, AL 35208

$99,900

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 21 Days on market

Built 1951 8,712 sqft lot

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors if you are looking for a project at a great price this is one to consider looking at this one. Don't let it get away.

Key facts

• 8,712 sq ft lot
• Built 1951
• Listed 21 days

Property features AI

Finance

• Other: Lot size approximately 0.2 acres
• Financial info: No financial details provided
• HOA & community: No subdivision listed

Exterior

• Parking: On-street parking
• Security: No security features listed
• Utilities: Public water; Connected sewer; Gas water heater; Internet service availability unknown
• Home design: Existing construction; Siding vinyl exterior
• Construction: Crawl space foundation; Vinyl siding
• Exterior features: No pool, patio, decks, or garden listed; Not waterfront

Interior

• Kitchen: Solid surface countertops; Gas oven
• Bedrooms: Two bedrooms on main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: Washer hookup in a closet on the main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 rising fast (+7.2%/yr); 122 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 33% of the median local income ($39k/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 $691 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 + 7.2% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $3k; list at $100k implies a 3706% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.06% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $47,940
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 47th St N	0.32mi	2/1.0	972 (+3%)	6mo	$39,000	$40	74
749 45th Pl N	0.09mi	3/1.0 (+1)	1,036 (+10%)	9mo	$75,000	$72	66
208 52nd Pl N	0.72mi	2/1.0	926 (-2%)	3mo	$62,500	$67	62
1212 43rd St N	0.51mi	3/1.0 (+1)	1,018 (+8%)	6mo	$12,000	$12	52
913 47th St N	0.30mi	2/1.0	838 (-11%)	22mo	$35,000	$42	50
912 48th St N	0.41mi	3/1.0 (+1)	1,073 (+14%)	6mo	$55,000	$51	48
916 N 47th St	0.28mi	3/2.0 (+1)	1,038 (+10%)	19mo	$75,000	$72	44
4750 9th Street Ter N	0.55mi	3/1.0 (+1)	1,000 (+6%)	18mo	$27,000	$27	44
4301 13th Ave	0.59mi	2/1.0	846 (-10%)	21mo	$23,000	$27	39
4405 2nd Ave S	0.70mi	3/2.0 (+1)	1,064 (+13%)	11mo	$224,000	$211	28
5025 2nd Ave	0.57mi	3/2.0 (+1)	1,070 (+14%)	18mo	$220,000	$206	26

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 · 7.24% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-103
• Equity at exit: $14,895

10-year hold

• IRR: 13.4%
• Equity multiple: 2.28×
• Total profit: $35,697
• Equity at exit: $8,638

Cash invested: $27,972 (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 35208

• Home prices YoY: -18.1%
• Rents YoY: 7.2%
• Active inventory: 122
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,062 high
• Mortgage (P&I): −$524
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $178

Break-even live

Break-even rent $837

Max offer price $99,900

Occupancy floor 78%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 47th St N Unit B Birmingham, AL	2.0	1.0	706	$750	$1.06	23d	1	0.22mi
934 47th St N Birmingham, AL	3.0	1.0	972	$1,000	$1.03	23d	1	0.28mi
941 47th Pl N Birmingham, AL	3.0	1.0	879	$950	$1.08	23d	1	0.38mi
1117 42nd Pl N Birmingham, AL	3.0	1.0	1026	$900	$0.88	44d	1	0.40mi
4108 7th Ave N Birmingham, AL	3.0	1.0	1100	$1,350	$1.23	23d	1	0.45mi
1217 43rd St N Birmingham, AL	2.0	1.0	750	$850	$1.13	44d	1	0.49mi
4513 13th Ave N Birmingham, AL	2.0	2.0	778	$1,175	$1.51	23d	1	0.56mi
1017 Cahaba St Birmingham, AL	2.0	2.0	1035	$1,350	$1.30	3d	1	0.60mi
4345 2nd Ave S Birmingham, AL	3.0	2.0	988	$1,800	$1.82	23d	1	0.74mi
972 53rd St N Birmingham, AL	2.0	1.0	841	$900	$1.07	44d	1	0.83mi
4420 5th Ave S Birmingham, AL	2.0	1.0	667	$1,126	$1.69	14d	2	0.87mi
4416 5th Ave S Unit 4420-5 Birmingham, AL	2.0	1.0	667	$1,062	$1.59	10d	1	0.87mi
4416 5th Ave S Unit 4420-8 Birmingham, AL	2.0	1.0	667	$1,032	$1.55	21d	1	0.87mi
4262 4th Ave S Birmingham, AL	1.0	1.0	676	$1,095	$1.62	44d	1	0.88mi
4332 5th Ave S Unit 201 Birmingham, AL	2.0	1.0	691	$754	$1.09	10d	1	0.90mi
4332 5th Ave S Apt 106 Birmingham, AL	2.0	1.0	691	$1,069	$1.55	44d	1	0.90mi
4264 4th Ave S Birmingham, AL	1.0	1.0	676	$1,095	$1.62	44d	1	0.91mi
4233 3rd Ave S Birmingham, AL	2.0	1.0	750	$1,150	$1.53	44d	1	0.92mi
4243 4th Ave S Birmingham, AL	2.0	1.0	805	$1,150	$1.43	44d	1	0.96mi
4237 5th Ave S Unit 4241-F Birmingham, AL	2.0	1.0	725	$1,098	$1.51	44d	1	1.03mi
4237 5th Ave S Unit 4241-H Birmingham, AL	2.0	1.0	725	$1,115	$1.54	44d	1	1.03mi
4237 5th Ave S Unit 4237-E Birmingham, AL	2.0	1.0	725	$1,135	$1.57	3d	1	1.03mi
712 47th Way S Birmingham, AL	2.0	1.0	1042	$1,725	$1.66	19d	1	1.03mi
724 47th Way S Unit 1019289P Birmingham, AL	2.0	1.0	1044	$8,438	$8.08	44d	1	1.06mi
5811 2nd Ave N Birmingham, AL	2.0	1.0	1000	$1,200	$1.20	3d	1	1.23mi
3824 5th Ave S Unit G01C Birmingham, AL	1.0	1.0	623	$845	$1.36	44d	1	1.24mi
3824 5th Ave S Unit 203B Birmingham, AL	1.0	1.0	623	$830	$1.33	44d	1	1.24mi
137 59th St N Apt 6 Birmingham, AL	2.0	1.0	800	$725	$0.91	44d	1	1.29mi
137 59th St N Unit 3 Birmingham, AL	2.0	1.0	800	$725	$0.91	23d	1	1.29mi
3833 6th Ave S Birmingham, AL	2.0	1.0	725	$1,100	$1.52	44d	1	1.31mi
3827 6th Ave S Birmingham, AL	2.0	1.0	725	$1,100	$1.52	44d	1	1.33mi
3815 6th Ave S Birmingham, AL	1.0	1.0	575	$950	$1.65	44d	1	1.35mi
609 38th St S Birmingham, AL	1.0	1.0	560	$900	$1.61	44d	1	1.37mi
3509 Norwood Blvd Birmingham, AL	2.0	1.0	943	$1,100	$1.17	3d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $99,900 Active 21 DOM
2. 2026-06-17
   days on market $99,900 Active 20 DOM
3. 2026-06-16
   days on market $99,900 Active 19 DOM
4. 2026-06-15
   days on market $99,900 Active 18 DOM
5. 2026-06-13
   days on market $99,900 Active 16 DOM
6. 2026-06-10
   days on market $99,900 Active 13 DOM
7. 2026-06-09
   days on market $99,900 Active 12 DOM
8. 2026-06-08
   days on market $99,900 Active 11 DOM
9. 2026-06-07
   days on market $99,900 Active 10 DOM
10. 2026-06-03
    days on market $99,900 Active 6 DOM
11. 2026-06-02
    days on market $99,900 Active 5 DOM
12. 2026-06-01
    days on market $99,900 Active 4 DOM
13. 2026-05-31
    days on market $99,900 Active 3 DOM
14. 2026-05-28
    listed $99,900 Active
15. 2018-11-28
    soldstatus $2,625 Sold 127-char remark

    Show marketing remark (127 chars)

    Investors if you are looking for a project at a great price this is one to consider looking at this one. Don't let it get away.

16. 2018-11-17
    historical 127-char remark

    Show marketing remark (127 chars)

    Investors if you are looking for a project at a great price this is one to consider looking at this one. Don't let it get away.

17. 2018-10-04
    listed $2,625 Active 127-char remark

    Show marketing remark (127 chars)

    Investors if you are looking for a project at a great price this is one to consider looking at this one. Don't let it get away.

18. 1988-08-17
    soldstatus $35,000

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,144 · $95/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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,748
• − Mortgage interest: −$5,596
• − Property taxes: −$1,144
• − Insurance: −$500
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,906
• Taxable income: $563
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,006/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): 13,412
• Household income: $38,561
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 573.0

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 (94%)
• Race & ethnicity: Black 94% White 4% Hispanic / Latino 2% Two or more races 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -33.99%
• Current HPI: 153.414
• Rent YoY: ▲ 7.24%
• 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

+185.4% since first listed

5 events — show timeline

• 2026-05-28 Listed $99,900 Greater Alabama MLS
• 2018-11-28 Sold (MLS) $2,625 Greater Alabama MLS
• 2018-11-17 Delisted — Greater Alabama MLS
• 2018-10-04 Listed $2,625 Greater Alabama MLS
• 1988-08-17 Sold (Public Records) $35,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,144 · +0.0% YoY. Source: county tax records.