2032 26th Street Ensley · Birmingham, AL 35218

$74,900

3 bd · 1.0 ba · 1,791 sqft · SingleFamily public records · 26 Days on market

Built 1920 7,405 sqft lot $42/sqft · 21% below area Est $94k · 21% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Incredible potential in desirable Ensley Highlands! This solid, single-level home sits in a fantastic location just steps from Highlands Park, local dining, and quick I-20 access. Featuring a spacious living room, adjoining dining room, butler's pantry, three bedrooms, and a bright bonus sunroom, the layout offers an ideal canvas for your custom updates. A major bonus: the private backyard boasts a massive concrete parking pad accessed via the rear alley, easily accommodating six or more vehicles. Equipped with a 2015 HVAC system, this home is ready for your personal touch. Schedule your tour today!

Key facts

• 2015 hvac system
• Private backyard
• Rear alley access

Tags

• PRIVATE BACKYARD
• MASSIVE CONCRETE PARKING PAD
• REAR ALLEY ACCESS
• 2015 HVAC SYSTEM

Property features AI

Finance

• Other: Parcel ID 29-00-05-2-018-018.000; Approximately 0.17 acre lot

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing single-family residence; Crawl-space foundation
• Construction: Wood siding; Crawl space foundation
• Exterior features: Porch; Interior lot in a subdivision

Interior

• Kitchen: Laminate countertops
• Bedrooms: Three bedrooms on the main level; Bonus room on the main level; Sunroom on the main level
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: One full bathroom with separate shower and tub/shower combo
• Heating & cooling: Central heating (forced air, gas); Central electric cooling
• Interior features: 9-foot (or higher) ceilings; French doors
• Laundry & utility: Main-level laundry with washer hookup and electric dryer hookup; Attic access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: Minor Elementary School (math 0% / reading 14%, grade F, #601 of 627 statewide, top 98%, 454 students, 90% FRL).
• Market conditions: 50 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); 42% 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 $1,296/mo this rent would consume 51% of the median local household income ($31k/yr) (locally 621% 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 (-1.5%/yr); year-one equity from $518 of loan paydown is wiped out by about $1k 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 (-1.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

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 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.73% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.15%
• DSCR: 2.43
• GRM: 4.8

CMA / ARV

• ARV (median comp): $94,384
• List price: $74,900
• Delta: -20.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2223 28th St W	0.19mi	4/2.0 (+1)	1,836 (+2%)	5mo	$100,000	$54	74
2517 Avenue	0.12mi	4/1.5 (+1)	1,638 (-8%)	1mo	$114,429	$70	72
2116 Warrior Rd	0.42mi	3/1.0	1,720 (-4%)	9mo	$50,000	$29	66
2511 20th Place Ensley	0.43mi	4/2.0 (+1)	1,794 (+0%)	12mo	$57,000	$32	61
2344 22nd St W	0.34mi	2/1.0 (-1)	1,976 (+10%)	2mo	$65,000	$33	60
2720 23rd St W	0.57mi	3/1.0	1,692 (-6%)	6mo	$45,000	$27	59
1633 29th St	0.49mi	3/1.5	1,658 (-7%)	8mo	$105,000	$63	56
1611 31st Street Ensley	0.61mi	4/1.0 (+1)	1,710 (-4%)	9mo	$90,000	$53	52
2541 20th St W	0.53mi	4/3.0 (+1)	1,911 (+7%)	0mo	$173,000	$91	51
1721 33rd Street Ensley	0.61mi	3/2.0	1,700 (-5%)	15mo	$60,000	$35	47
2908 Ensley Ave	0.44mi	3/2.0	1,558 (-13%)	9mo	$60,000	$39	46
1514 31st Street Ensley	0.67mi	4/1.0 (+1)	1,600 (-11%)	13mo	$90,000	$56	35

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

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.35×
• Total profit: $28,322
• Equity at exit: $16,159

10-year hold

• IRR: 35.4%
• Equity multiple: 4.57×
• Total profit: $74,962
• Equity at exit: $15,380

Cash invested: $20,972 (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 35218

• Home prices YoY: -0.9%
• Active inventory: 50
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$393
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $562

Break-even live

Break-even rent $585

Max offer price $74,900

Occupancy floor 52%

Sensitivity live

Price	-10% $604	-5% $583	+0% $562	+5% $541	+10% $519
Rent	-10% $459	-5% $511	+0% $562	+5% $613	+10% $664
Rate	-1.0pp $600	-0.5pp $581	base $562	+0.5pp $542	+1.0pp $523

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2108 25th Street Ensley Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	44d	1	0.08mi
2426 Avenue U Unit U Birmingham, AL	3.0	2.0	1260	$1,175	$0.93	19d	1	0.14mi
2436 Avenue S Birmingham, AL	4.0	2.0	1800	$1,400	$0.78	4d	1	0.21mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	44d	1	0.23mi
2348 Court R Birmingham, AL	3.0	2.0	2400	$1,639	$0.68	19d	1	0.26mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	2d	1	0.26mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	2d	1	0.28mi
2528 25th Street Ensley Birmingham, AL	3.0	1.0	1563	$1,100	$0.70	44d	1	0.30mi
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	24d	1	0.35mi
1724 30th Street Ensley Birmingham, AL	4.0	2.0	1428	$1,395	$0.98	16d	1	0.43mi
1633 29th Street Ensley Birmingham, AL	3.0	2.0	1658	$1,200	$0.72	44d	1	0.50mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	4d	1	0.51mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	44d	1	0.51mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	24d	1	0.51mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	2d	1	0.52mi
2520 Avenue U Unit A Birmingham, AL	4.0	1.0	1260	$1,200	$0.95	44d	1	0.56mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1350	$1,500	$1.11	4d	1	0.56mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1692	$1,500	$0.89	19d	1	0.56mi
1545 29th Street Ensley Birmingham, AL	3.0	1.5	1331	$1,200	$0.90	44d	1	0.59mi
1825 18th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1316	$1,123	$0.85	44d	1	0.62mi
2714 17th Street Ensley Birmingham, AL	4.0	2.0	1976	$1,553	$0.79	4d	1	0.69mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	44d	1	0.71mi
2304 Eufaula Ave Birmingham, AL	3.0	1.0	1381	$980	$0.71	44d	1	0.72mi
2309 Eufaula Ave Birmingham, AL	4.0	2.0	1454	$1,395	$0.96	24d	1	0.75mi
2523 16th street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1584	$1,300	$0.82	44d	1	0.75mi
4636 Avenue T Unit T Birmingham, AL	4.0	1.5	1842	$1,500	$0.81	2d	1	0.77mi
2920 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1800	$1,050	$0.58	24d	1	0.79mi
4612 Terrace S Birmingham, AL	3.0	1.0	1612	$1,050	$0.65	44d	1	0.79mi
2520 Avenue L Unit A Birmingham, AL	4.0	1.5	1260	$1,150	$0.91	24d	1	0.84mi
4637 Court S Birmingham, AL	3.0	1.0	1225	$975	$0.80	2d	1	0.85mi
4105 Avenue Q Unit Q Birmingham, AL	3.0	3.0	1760	$1,250	$0.71	4d	1	0.86mi
2017 48th Street Ensley Birmingham, AL	3.0	2.0	1383	$1,250	$0.90	44d	1	0.87mi
1701 Avenue I Unit I Birmingham, AL	4.0	2.0	1509	$1,225	$0.81	2d	1	0.92mi
1701 4th Ter W Birmingham, AL	4.0	2.5	1977	$1,550	$0.78	24d	1	0.95mi
1313 Pike Rd Birmingham, AL	3.0	1.0	1437	$975	$0.68	44d	1	0.95mi
820 17th Street Ensley Birmingham, AL	3.0	2.0	1336	$1,250	$0.94	44d	1	0.95mi
4732 Court S Birmingham, AL	3.0	1.0	1372	$1,100	$0.80	44d	1	0.95mi
4736 Court S Birmingham, AL	3.0	1.5	1300	$1,200	$0.92	4d	1	0.96mi
1617 42nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1413	$1,030	$0.73	16d	1	0.97mi
1526 42nd Street Ensley Unit ENSLEY Birmingham, AL	4.0	1.5	1600	$1,050	$0.66	44d	1	1.01mi

Listing history 10 events

1. 2026-06-13
   status $74,900 Pending 26 DOM
2. 2026-06-10
   days on market $74,900 Active 26 DOM
3. 2026-06-09
   days on market $74,900 Active 25 DOM
4. 2026-06-08
   days on market $74,900 Active 24 DOM
5. 2026-06-07
   days on market $74,900 Active 23 DOM
6. 2026-06-03
   days on market $74,900 Active 19 DOM
7. 2026-06-02
   days on market $74,900 Active 18 DOM
8. 2026-06-01
   days on market $74,900 Active 17 DOM
9. 2026-05-31
   days on market $74,900 Active 16 DOM
10. 2026-05-15
    listed $74,900 Active 606-char remark

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $455 · $38/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 · 17 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: $15,550
• − Mortgage interest: −$4,196
• − Property taxes: −$455
• − Insurance: −$374
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,179
• Taxable income: $5,858
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $5,336/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): 6,981
• Household income: $30,739
• Rent vs Own: 63.9% rent · 36.1% own
• Severe rent burden: 621.0

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 (76%)
• Race & ethnicity: Black 76% Two or more races 17% White 5% Hispanic / Latino 4%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 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: ▼ -1.54%
• Current HPI: 170.4053
• 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

2 events — show timeline

• 2026-06-11 Pending — Greater Alabama MLS
• 2026-05-15 Listed $74,900 Greater Alabama MLS

Property tax history

+2.1%/yr

Latest (2022): $455 · +0.0% YoY. Source: county tax records.