1820 Alabama Ave SW · Birmingham, AL 35211

$105,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 220 Days on market

Built 1946 6,534 sqft lot $141/sqft · 139% above area

---

Why this score? — see what drove the D+ 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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• 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 MLS

CALLING ALL INVESTORS!! Terrific opportunity to purchase a RENOVATED home with SOLID TENANTS IN PLACE! Quiet street, two doors down from active community church, 3 bedrooms, 2 bath home with: NEW roof, NEW HVAC, two driveway entrances, large kitchen with GRANITE countertops and all appliances remaining, NEW FLOORING (LVP) throughout, brand NEW back deck, mud room, interior storage, tile shower in shared bathroom, and a NEWLY BUILT Master bedroom with huge walk-in closet and half-bath, prepped for walk-in shower. Perfect income-producing rental to add to your portfolio! Seller will NOT hold any portion of the mortgage and will NOT entertain any "creative financing options. " (Tenants wish to remain, SOLID rental history; this is 1 of 3 rental properties being sold, ALL with solid tenants, so seller will consider bundling)

Key facts

• Renovated home
• Large kitchen
• Granite countertops

Tags

• RENOVATED HOME
• NEW ROOF
• NEWER HVAC
• TWO DRIVEWAY ENTRANCES
• LARGE KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (9.9% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 6.2% in Birmingham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 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 33% 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 $726 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.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $105k implies a 1005% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (median comp): $65,904
• List price: $105,000
• Delta: 59.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 18th St SW	0.14mi	2/1.0	738 (-1%)	7mo	$67,000	$91	86
1928 Princeton Ct	0.38mi	2/1.0	850 (+14%)	2mo	$26,000	$31	57
533 15th Pl	0.43mi	2/1.0	768 (+3%)	23mo	$30,000	$39	56
241 23rd St SW	0.64mi	2/1.0	738 (-1%)	22mo	$23,000	$31	51
2005 Pearson Ct	0.65mi	2/1.0	728 (-2%)	23mo	$49,900	$69	47
340 SW 22nd St SW	0.75mi	2/1.0	846 (+14%)	8mo	$25,000	$30	35

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: -11.5%
• Equity multiple: 0.59×
• Total profit: $-11,985
• Equity at exit: $15,656

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-11,239
• Equity at exit: $9,078

Cash invested: $29,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $946 high
• Mortgage (P&I): −$551
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $123

Break-even live

Break-even rent $790

Max offer price $105,000

Occupancy floor 82%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 17th St SW Birmingham, AL	2.0	1.0	738	$945	$1.28	43d	1	0.19mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	577	$700	$1.21	23d	1	0.80mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	580	$600	$1.03	11d	1	0.80mi
914 14th St SW Unit A Birmingham, AL	1.0	1.0	577	$600	$1.04	23d	1	0.80mi
3012 Avenue X Unit C Birmingham, AL	3.0	1.0	620	$650	$1.05	11d	1	0.81mi
908 4th Ave W Birmingham, AL	1.0	1.0	500	$595	$1.19	43d	1	1.40mi
908 4th Ave W Birmingham, AL	2.0	1.0	700	$745	$1.06	23d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 220 DOM
2. 2026-06-17
   days on market $105,000 Active 219 DOM
3. 2026-06-16
   days on market $105,000 Active 218 DOM
4. 2026-06-15
   days on market $105,000 Active 217 DOM
5. 2026-06-13
   days on market $105,000 Active 215 DOM
6. 2026-06-10
   days on market $105,000 Active 212 DOM
7. 2026-06-09
   days on market $105,000 Active 211 DOM
8. 2026-06-08
   days on market $105,000 Active 210 DOM
9. 2026-06-07
   days on market $105,000 Active 209 DOM
10. 2026-06-03
    days on market $105,000 Active 205 DOM
11. 2026-06-02
    days on market $105,000 Active 204 DOM
12. 2026-06-01
    days on market $105,000 Active 203 DOM
13. 2026-05-31
    days on market $105,000 Active 202 DOM
14. 2026-04-24
    price $105,000 844-char remark

    Show marketing remark (844 chars)

    CALLING ALL INVESTORS!! Terrific opportunity to purchase a RENOVATED home with SOLID TENANTS IN PLACE! Quiet street, two doors down from active community church, 3 bedrooms, 2 bath home with: NEW roof, NEW HVAC, two driveway entrances, large kitchen with GRANITE countertops and all appliances remaining, NEW FLOORING (LVP) throughout, brand NEW back deck, mud room, interior storage, tile shower in shared bathroom, and a NEWLY BUILT Master bedroom with huge walk-in closet and half-bath, prepped for walk-in shower. Perfect income-producing rental to add to your portfolio! Seller will NOT hold any portion of the mortgage and will NOT entertain any "creative financing options. " (Tenants wish to remain, SOLID rental history; this is 1 of 3 rental properties being sold, ALL with solid tenants, so seller will consider bundling)

15. 2026-03-05
    price $109,900 844-char remark

    Show marketing remark (844 chars)

    CALLING ALL INVESTORS!! Terrific opportunity to purchase a RENOVATED home with SOLID TENANTS IN PLACE! Quiet street, two doors down from active community church, 3 bedrooms, 2 bath home with: NEW roof, NEW HVAC, two driveway entrances, large kitchen with GRANITE countertops and all appliances remaining, NEW FLOORING (LVP) throughout, brand NEW back deck, mud room, interior storage, tile shower in shared bathroom, and a NEWLY BUILT Master bedroom with huge walk-in closet and half-bath, prepped for walk-in shower. Perfect income-producing rental to add to your portfolio! Seller will NOT hold any portion of the mortgage and will NOT entertain any "creative financing options. " (Tenants wish to remain, SOLID rental history; this is 1 of 3 rental properties being sold, ALL with solid tenants, so seller will consider bundling)

16. 2026-01-07
    price $115,900 844-char remark

    Show marketing remark (844 chars)

    CALLING ALL INVESTORS!! Terrific opportunity to purchase a RENOVATED home with SOLID TENANTS IN PLACE! Quiet street, two doors down from active community church, 3 bedrooms, 2 bath home with: NEW roof, NEW HVAC, two driveway entrances, large kitchen with GRANITE countertops and all appliances remaining, NEW FLOORING (LVP) throughout, brand NEW back deck, mud room, interior storage, tile shower in shared bathroom, and a NEWLY BUILT Master bedroom with huge walk-in closet and half-bath, prepped for walk-in shower. Perfect income-producing rental to add to your portfolio! Seller will NOT hold any portion of the mortgage and will NOT entertain any "creative financing options. " (Tenants wish to remain, SOLID rental history; this is 1 of 3 rental properties being sold, ALL with solid tenants, so seller will consider bundling)

17. 2025-11-10
    listed $120,000 Active 844-char remark

    Show marketing remark (844 chars)

    CALLING ALL INVESTORS!! Terrific opportunity to purchase a RENOVATED home with SOLID TENANTS IN PLACE! Quiet street, two doors down from active community church, 3 bedrooms, 2 bath home with: NEW roof, NEW HVAC, two driveway entrances, large kitchen with GRANITE countertops and all appliances remaining, NEW FLOORING (LVP) throughout, brand NEW back deck, mud room, interior storage, tile shower in shared bathroom, and a NEWLY BUILT Master bedroom with huge walk-in closet and half-bath, prepped for walk-in shower. Perfect income-producing rental to add to your portfolio! Seller will NOT hold any portion of the mortgage and will NOT entertain any "creative financing options. " (Tenants wish to remain, SOLID rental history; this is 1 of 3 rental properties being sold, ALL with solid tenants, so seller will consider bundling)

18. 1974-06-01
    soldstatus $9,500

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $431 · $36/mo
• Expected delta: +$72/yr (+$6/mo · 20.2%)

ⓘ 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: $11,354
• − Mortgage interest: −$5,882
• − Property taxes: −$358
• − Insurance: −$525
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$3,055
• Taxable loss: −$282
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,547/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

+1005.3% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $105,000 Greater Alabama MLS
• 2026-03-05 Price Changed $109,900 Greater Alabama MLS
• 2026-01-07 Price Changed $115,900 Greater Alabama MLS
• 2025-11-10 Listed $120,000 Greater Alabama MLS
• 1974-06-01 Sold (Public Records) $9,500 Public Records

Property tax history

-3.3%/yr

Latest (2025): $358 · +0.0% YoY. Source: county tax records.