113 W 16th Ave · Birmingham, AL 35204

$81,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 57 Days on market

Built 1947 5,619 sqft lot Est $86k · 6% 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 +29.5/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Appreciation +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Charming and remodeled 3 bedroom, 1 bath home in Birmingham! This cozy home features updated flooring, fresh paint, and modern finishes throughout. The inviting living area offers a warm functional layout perfect for everyday living. Updated kitchen and bath provide a fresh, move-in-ready feel. Conveniently located near local amenities, schools, and major roadways. This home is ideal for first time buyers or investors seeking a turnkey opportunity! Schedule your showing today

Key facts

• Fresh paint
• Inviting living area
• Updated bath

Tags

• UPDATED FLOORING
• FRESH PAINT
• MODERN FINISHES
• INVITING LIVING AREA
• UPDATED KITCHEN
• UPDATED BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $81k).
• Recommended offer: $79k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Tuggle Elementary School (math 2% / reading 17%, grade F, #591 of 627 statewide, top 94%, 470 students, 87% FRL); Parker High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 826 students, 90% FRL).
• Market conditions: 65 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($560 loan paydown + $519 appreciation (0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $78,570 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.35%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $86,100
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 N 14th Ct	0.17mi	3/1.0	960 (-9%)	18mo	$45,000	$47	62
1629 4th St N	0.62mi	3/1.0	1,108 (+6%)	11mo	$99,999	$90	53
1305 11th St N	0.69mi	3/1.0	1,148 (+9%)	9mo	$25,000	$22	45
409 N 15th Ter	0.57mi	3/1.0	925 (-12%)	19mo	$90,000	$97	38
524 10th Ct W	0.71mi	2/2.0 (-1)	1,152 (+10%)	13mo	$95,000	$82	31

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

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.82×
• Total profit: $18,560
• Equity at exit: $26,149

10-year hold

• IRR: 20.1%
• Equity multiple: 3.35×
• Total profit: $53,362
• Equity at exit: $33,617

Cash invested: $22,680 (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 35204

• Home prices YoY: 0.3%
• Active inventory: 65
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$425
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $290

Break-even live

Break-even rent $630

Max offer price $81,000

Occupancy floor 66%

Sensitivity live

Price	-10% $336	-5% $313	+0% $290	+5% $267	+10% $244
Rent	-10% $211	-5% $251	+0% $290	+5% $330	+10% $369
Rate	-1.0pp $331	-0.5pp $311	base $290	+0.5pp $269	+1.0pp $248

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1153 2nd St N Birmingham, AL	3.0	1.0	1056	$1,150	$1.09	20d	1	0.44mi
353 16th Ave N Birmingham, AL	3.0	1.0	1200	$995	$0.83	45d	1	0.51mi
517 11th Ct W Birmingham, AL	2.0	1.0	970	$795	$0.82	45d	1	0.57mi
1317 11th St N Birmingham, AL	3.0	1.0	1340	$1,200	$0.90	45d	1	0.68mi
963 3rd St W Birmingham, AL	3.0	2.0	1444	$1,295	$0.90	25d	1	0.71mi
1500 12th St N Birmingham, AL	2.0	1.0	750	$800	$1.07	25d	1	0.79mi
1742 17th St N Unit 2 Birmingham, AL	3.0	2.0	1300	$1,500	$1.15	17d	1	0.85mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	45d	1	0.91mi
757 10th Ave W Birmingham, AL	2.0	1.0	1136	$1,000	$0.88	45d	1	0.96mi
905 7th St W Birmingham, AL	3.0	2.0	1029	$1,150	$1.12	45d	1	0.97mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	17d	1	0.98mi
1305 16th St N Unit 1305 D Birmingham, AL	2.0	1.0	825	$595	$0.72	25d	1	1.00mi
1608 18th Pl N Birmingham, AL	3.0	2.0	1243	$950	$0.76	45d	1	1.02mi
1906 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	16d	1	1.04mi
1802 14th Ct N Birmingham, AL	2.0	1.0	700	$850	$1.21	20d	1	1.06mi
2012 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	12d	1	1.06mi
2010 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	12d	1	1.06mi
2004 18th Pl N Unit 2004 Birmingham, AL	2.0	1.0	900	$799	$0.89	16d	1	1.06mi
1994 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	16d	1	1.06mi
1954 18th Pl N Birmingham, AL	2.0	1.0	900	$975	$1.08	45d	1	1.07mi
1940 18th Pl N Unit 1940 Birmingham, AL	2.0	1.0	900	$799	$0.89	16d	1	1.07mi
1938 18th Pl N Unit 1938 Birmingham, AL	2.0	1.0	900	$799	$0.89	16d	1	1.07mi
1113 15th St N Birmingham, AL	2.0	1.0	700	$880	$1.26	45d	2	1.07mi
1917 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	16d	1	1.09mi
1906 15th Ct N Birmingham, AL	2.0	1.0	1311	$1,000	$0.76	25d	1	1.12mi
1909 18th St N Unit 1909 Birmingham, AL	2.0	1.0	900	$799	$0.89	16d	1	1.14mi
1174 16th Avenue Thomas Birmingham, AL	2.0	1.0	1000	$750	$0.75	45d	1	1.20mi
2212 20th St N Birmingham, AL	3.0	1.0	1141	$895	$0.78	45d	1	1.20mi
1576 20th St N Apt D Birmingham, AL	2.0	1.0	900	$725	$0.81	45d	1	1.26mi
451 2nd St N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	45d	1	1.27mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	45d	1	1.29mi
1428 F L Shuttlesworth Dr Fl Shuttlesworth Birmingham, AL	2.0	1.0	803	$825	$1.03	25d	3	1.31mi
1625 29th Ave N Birmingham, AL	3.0	2.0	1140	$1,200	$1.05	17d	1	1.35mi
1911 19th Ct N Apt 1 Birmingham, AL	2.0	1.0	750	$845	$1.13	13d	1	1.39mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$1,075	$0.89	25d	1	1.41mi
2000 Stouts Rd Birmingham, AL	2.0	1.0	700	$880	$1.26	45d	2	1.42mi
2300 21st Ave N Birmingham, AL	2.0	1.0	700	$880	$1.26	45d	2	1.46mi
624 4th Ct W Birmingham, AL	3.0	1.5	992	$1,250	$1.26	45d	1	1.48mi

Listing history 2 events

1. 2026-04-22
   status Pending
2. 2026-02-24
   listed $81,000 Active

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $468 · $39/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $11,964
• − Mortgage interest: −$4,537
• − Property taxes: −$468
• − Insurance: −$405
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,356
• Taxable income: $2,284
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $2,934/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): 8,953
• Household income: $35,420
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 422.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Hispanic / Latino 5% Two or more races 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 0.64%
• Current HPI: 201.0777
• 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

• 2026-04-22 Pending — Greater Alabama MLS
• 2026-02-24 Listed $81,000 Greater Alabama MLS

Property tax history

-2.7%/yr

Latest (2025): $468 · -56.6% YoY. Source: county tax records.