813 N 42nd Pl · Birmingham, AL 35212

$129,900

3 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 30 Days on market

Built 1950 6,969 sqft lot Est $150k · 14% under

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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 +13.6/15.0
• DSCR +7.0/10.0
• 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

A charming single-family home in the Kingston neighborhood, offering approximately 1,400 square feet of living space. Built around 1950 on a generous ~7,000 sq ft (0.16 acre) lot, this 3-bedroom, 2-bath residence blends classic appeal with comfortable, modern living. Step into a bright and airy living room perfect for relaxing or entertaining. Adjacent is a formal dining area ideal for family meals and gatherings. Features ample counter space for meal prep and storage while appliances are set to convey with the property offering a truly turn-key experience. This home sits in an established community with convenient access to local amenities, schools, and major roads. It's a solid choice for

Key facts

• Ample counter space
• Formal dining area
• Turn-key experience

Tags

• BRIGHT AND AIRY LIVING ROOM
• FORMAL DINING AREA
• AMPLE COUNTER SPACE
• TURN-KEY EXPERIENCE

Property features AI

Finance

• Other: Lot size approximately 0.16 acre; Subdivision: KINGSTON
• HOA & community: No association/HOA fee

Exterior

• Parking: Driveway and off-street parking; One carport space
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing single-family home; Tri-level: No, Split level/foyer: No; Crawl space foundation
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Fenced yard; Open deck

Interior

• Kitchen: Electric cooktop; Built-in dishwasher; Refrigerator; Stone countertops
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level (total bedrooms: 3)
• Flooring: Hardwood laminate flooring
• Bathrooms: Two full bathrooms with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; No special interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Main-level laundry located in a closet; Attic access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $204 ($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-, 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: Hayes K8 (math 0% / reading 12%, grade F, #616 of 627 statewide, top 98%, 658 students, 91% FRL); Woodlawn High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 738 students, 91% FRL).
• Market conditions: 81 active listings in the ZIP; 27 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).
• This rent runs 44% of the median local income ($37k/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 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 1950 — 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: 1.04% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $150,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 39th St	0.39mi	3/1.0	1,344 (-4%)	2mo	$21,000	$16	74
4105 7th Ave N	0.34mi	2/2.0 (-1)	1,352 (-3%)	4mo	$73,000	$54	66
4831 2nd Ave N	0.68mi	3/2.0	1,400 (+0%)	2mo	$249,900	$179	62
913 44th St N	0.20mi	4/2.0 (+1)	1,450 (+4%)	17mo	$60,000	$41	61
819 45th Pl	0.30mi	3/2.0	1,279 (-8%)	11mo	$138,000	$108	60
1320 45th St	0.67mi	3/1.0	1,341 (-4%)	5mo	$106,000	$79	58
832 49th St N	0.64mi	3/2.0	1,322 (-5%)	2mo	$195,000	$148	56
829 49th St N	0.67mi	3/2.0	1,322 (-5%)	1mo	$205,000	$155	55
837 49th St N	0.67mi	3/2.0	1,322 (-5%)	2mo	$200,000	$151	54
833 49th St N	0.67mi	3/2.0	1,231 (-12%)	1mo	$200,000	$162	44
4827 2nd Ave N	0.68mi	3/1.0	1,584 (+14%)	3mo	$42,000	$27	43
4228 12th Ct N	0.50mi	2/2.0 (-1)	1,254 (-10%)	15mo	$70,500	$56	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,058
• Equity at exit: $19,369

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $9,718
• 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 35212

• Active inventory: 81
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$681
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $204

Break-even live

Break-even rent $1,099

Max offer price $129,900

Occupancy floor 80%

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 42nd Pl N Birmingham, AL	3.0	2.0	1424	$1,285	$0.90	43d	1	0.02mi
1117 42nd Pl N Birmingham, AL	3.0	1.0	1026	$900	$0.88	43d	1	0.31mi
4108 7th Ave N Birmingham, AL	3.0	1.0	1100	$1,350	$1.23	23d	1	0.31mi
1017 Cahaba St Birmingham, AL	2.0	2.0	1035	$1,350	$1.30	3d	1	0.39mi
934 47th St N Birmingham, AL	3.0	1.0	972	$1,000	$1.03	23d	1	0.47mi
3920 11th Ave N Birmingham, AL	3.0	2.0	1200	$1,025	$0.85	1d	1	0.48mi
236 48th St N Birmingham, AL	3.0	2.0	1318	$1,750	$1.33	2d	1	0.56mi
941 47th Pl N Birmingham, AL	3.0	1.0	879	$950	$1.08	23d	1	0.59mi
1304 46th St N Birmingham, AL	3.0	1.0	1683	$670	$0.40	16d	1	0.62mi
222 49th St N Birmingham, AL	3.0	2.0	1556	$1,800	$1.16	23d	1	0.63mi
1101 47th St N Birmingham, AL	3.0	2.0	1296	$1,200	$0.93	23d	1	0.67mi
821 50th St N Birmingham, AL	3.0	1.5	1416	$1,523	$1.08	1d	1	0.71mi
4345 2nd Ave S Birmingham, AL	3.0	2.0	988	$1,800	$1.82	23d	1	0.81mi
233 52nd St N Birmingham, AL	2.0	1.0	1430	$1,200	$0.84	43d	1	0.87mi
1601 48th St N Birmingham, AL	3.0	1.0	1313	$1,200	$0.91	23d	1	0.92mi
1515 36th Pl N Birmingham, AL	3.0	2.0	1204	$1,273	$1.06	43d	1	1.10mi
3601 Norwood Blvd Birmingham, AL	3.0	2.0	1558	$1,323	$0.85	2d	1	1.13mi
712 47th Way S Birmingham, AL	2.0	1.0	1042	$1,725	$1.66	19d	1	1.19mi
724 47th Way S Unit 1019289P Birmingham, AL	2.0	1.0	1044	$8,438	$8.08	43d	1	1.21mi
620 52nd St S Birmingham, AL	3.0	2.0	1346	$2,750	$2.04	23d	1	1.24mi
3509 Norwood Blvd Birmingham, AL	2.0	1.0	943	$1,100	$1.17	3d	1	1.25mi
1705 52nd St N Birmingham, AL	3.0	1.5	1214	$1,100	$0.91	43d	1	1.26mi
3723 5th Ave S Birmingham, AL	3.0	2.0	1840	$3,400	$1.85	43d	1	1.30mi
1720 34th Pl N Birmingham, AL	3.0	3.0	1861	$2,200	$1.18	1d	1	1.37mi
1410 46th St S Birmingham, AL	3.0	1.0	1200	$1,000	$0.83	43d	1	1.38mi
1405 33rd St N Birmingham, AL	3.0	1.0	952	$990	$1.04	23d	1	1.39mi
5811 2nd Ave N Birmingham, AL	2.0	1.0	1000	$1,200	$1.20	3d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $129,900 Active 30 DOM
2. 2026-06-17
   pricedays on market $129,900 Active 29 DOM
3. 2026-06-16
   days on market $134,900 Active 28 DOM
4. 2026-06-15
   days on market $134,900 Active 27 DOM
5. 2026-06-13
   days on market $134,900 Active 25 DOM
6. 2026-06-10
   days on market $134,900 Active 22 DOM
7. 2026-06-09
   days on market $134,900 Active 21 DOM
8. 2026-06-08
   days on market $134,900 Active 20 DOM
9. 2026-06-07
   pricedays on market $134,900 Active 19 DOM
10. 2026-06-03
    days on market $139,900 Active 15 DOM
11. 2026-06-02
    days on market $139,900 Active 14 DOM
12. 2026-06-01
    days on market $139,900 Active 13 DOM
13. 2026-05-31
    days on market $139,900 Active 12 DOM
14. 2026-05-19
    listed $139,900 Active
15. 2026-05-18
    historical $1,285
16. 2026-04-07
    listed $1,285
17. 2026-02-25
    soldstatus $87,000

ⓘ 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: $1,595 · $133/mo
• Projected year-2 tax: $1,595 · $133/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: $16,286
• − Mortgage interest: −$7,276
• − Property taxes: −$1,595
• − Insurance: −$650
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$3,779
• Taxable income: $381
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,356/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): 10,160
• Household income: $36,633
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 798.0

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 (68%)
• Race & ethnicity: Black 68% White 24% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -190.24%
• Current HPI: 120.1264
• 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

+60.8% since first listed

4 events — show timeline

• 2026-05-19 Listed $139,900 Greater Alabama MLS
• 2026-05-18 Rental Removed $1,285 TENANTTURNER2
• 2026-04-07 Listed for Rent $1,285 TENANTTURNER2
• 2026-02-25 Sold (Public Records) $87,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,595 · +0.0% YoY. Source: county tax records.