220 9th Ct N · Birmingham, AL 35204

$50,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 105 Days on market

Built 1930 Fair condition 7,405 sqft lot $33/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks

CALLING ALL INVESTORS! Come check out this prime real estate within minutes of downtown Birmingham and Legion Field. Solid structure that simply needs to be updated with a little TLC. Would be a good investor flip or rental opportunity. NOTE: The United States Department of Housing and Urban Development (HUD) recently awarded Birmingham $50 million in a federal grant to revitalize this area. The city plans a $294 million investment in the Graymont, Smithfield and College Hills neighborhoods. This includes replacing the 900 units of Smithfield Court that sit directly across the street from this property. CAUTION: Property is sold as-is - interior condition unknown.

Key facts

• 7,405 sq ft lot
• Built 1930
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 6.1% 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: 70 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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 40% 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 $666 of equity ($346 loan paydown + $320 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.34% ✓
• Cap rate: 20.74%
• Cash-on-cash: 51.61%
• DSCR: 3.30
• GRM: 3.6

CMA / ARV

• ARV (median comp): $120,475
• List price: $50,000
• Delta: -58.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 10th Ave N	0.06mi	4/1.5 (+1)	1,370 (-9%)	5mo	$110,000	$80	70
117 10th Ct	0.18mi	3/2.0	1,400 (-7%)	6mo	$150,000	$107	70
1124 2nd St N	0.35mi	3/1.0	1,368 (-10%)	4mo	$16,500	$12	65
1104 9th Ave	0.49mi	3/2.0	1,475 (-2%)	6mo	$158,000	$107	64
944 4th St W	0.61mi	3/2.0	1,560 (+3%)	4mo	$170,000	$109	58
963 3rd St W	0.49mi	3/1.0	1,444 (-4%)	14mo	$75,500	$52	58
213 14th Ct W	0.71mi	4/2.0 (+1)	1,479 (-2%)	5mo	$100,833	$68	50
217 12th Ave W	0.64mi	3/1.5	1,424 (-6%)	22mo	$135,000	$95	40
327 W 11th Ct	0.67mi	3/1.0	1,288 (-15%)	7mo	$44,500	$35	38
1123 14th St N	0.72mi	3/2.0	1,340 (-11%)	20mo	$89,000	$66	27

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: 53.9%
• Equity multiple: 3.74×
• Total profit: $38,415
• Equity at exit: $16,142

10-year hold

• IRR: 55.7%
• Equity multiple: 7.51×
• Total profit: $91,177
• Equity at exit: $20,751

Cash invested: $14,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 16 under contract
• Months of supply: 4.9 mo (21%/mo absorbed)
• Median asking: $90,000 ($65/sqft)
• Median days on market: 119 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +22.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35204

• Home prices YoY: 0.3%
• Active inventory: 70
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$262
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $602

Break-even live

Break-even rent $409

Max offer price $50,000

Occupancy floor 44%

Sensitivity live

Price	-10% $630	-5% $616	+0% $602	+5% $588	+10% $574
Rent	-10% $510	-5% $556	+0% $602	+5% $648	+10% $695
Rate	-1.0pp $627	-0.5pp $615	base $602	+0.5pp $589	+1.0pp $576

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	68d	1	0.44mi
451 2nd St N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	93d	1	0.48mi
1216 4th Pl N Birmingham, AL	3.0	2.0	1565	$1,050	$0.67	46d	1	0.49mi
1216 4th Pl N Birmingham, AL	3.0	2.0	1565	$1,150	$0.73	93d	1	0.49mi
963 3rd St W Birmingham, AL	3.0	2.0	1444	$1,295	$0.90	72d	1	0.50mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	65d	1	0.70mi
854 5th St W Birmingham, AL	3.0	1.0	1501	$1,275	$0.85	93d	1	0.73mi
1317 11th St N Birmingham, AL	3.0	1.0	1340	$1,200	$0.90	93d	1	0.74mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	93d	1	0.81mi
451 2nd Ave N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	72d	1	0.84mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	93d	1	0.97mi
353 16th Ave N Birmingham, AL	3.0	1.0	1200	$995	$0.83	93d	1	0.97mi
757 10th Ave W Birmingham, AL	2.0	1.0	1136	$1,000	$0.88	93d	1	1.03mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$950	$0.78	46d	1	1.15mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$775	$0.60	46d	1	1.16mi
600 19th St N Unit 602 Birmingham, AL	3.0	2.0	1375	$2,970	$2.16	16d	1	1.19mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–2.0	1120	$3,550	$3.17	65d	30	1.20mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–3.0	1398	$4,560	$3.26	68d	83	1.20mi
10 13th St S Birmingham, AL	2.0	1.0–2.0	854	$1,933	$2.26	17d	18	1.20mi
1608 18th Pl N Birmingham, AL	3.0	2.0	1243	$795	$0.64	41d	1	1.21mi
1742 17th St N Unit 2 Birmingham, AL	3.0	2.0	1300	$1,500	$1.15	65d	1	1.24mi
608 Fulton Ave SW Birmingham, AL	3.0	1.0	1271	$1,300	$1.02	93d	1	1.25mi
1900 15th Ct N Birmingham, AL	4.0	2.0	1748	$1,425	$0.82	93d	1	1.29mi
1906 15th Ct N Birmingham, AL	2.0	1.0	1311	$1,000	$0.76	72d	1	1.29mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,099	$0.86	39d	1	1.32mi
1816 3rd Ave N Birmingham, AL	1.0–2.0	1.0–2.5	1415	$3,400	$2.40	16d	18	1.33mi
1801 2nd Ave N Birmingham, AL	1.0–2.0	1.0–2.0	1122	$2,950	$2.63	16d	2	1.36mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	93d	1	1.36mi
1114 7th Ave W Birmingham, AL	3.0	1.0	1598	$1,280	$0.80	30d	1	1.39mi
120 19th St N Birmingham, AL	1.0–2.0	1.0–2.0	823	$2,105	$2.56	16d	10	1.39mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	61d	1	1.42mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,023	$0.81	19d	1	1.43mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	93d	1	1.45mi
1581 Druid Hill Dr Birmingham, AL	3.0	1.0	1466	$1,195	$0.82	17d	1	1.50mi

Property features AI

Finance

• Financial info: Property has down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Off-street parking and on-street parking available
• Utilities: Public waterSewer connectedInternet service availability unknown
• Home design: Existing year-built (per listing)Single-story living (all main-level rooms listed)Located in the Smithfield subdivision
• Construction: Wood siding construction
• Exterior features: Front porchCrawl space foundationNo pool, patio, decks, or garden/patio reportedNot on waterfront

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Hardwood
• Bathrooms: One full bathroom with tub/shower combo (shared bath)
• Heating & cooling: No heatNo air conditioning
• Interior features: Hardwood floorsCeilings: Other (see remarks)One wood-burning fireplace with brick surround in the living roomNo additional interior features listed
• Laundry & utility: No heating and no central air (see Heating & cooling)

Listing history 50 events

1. 2026-08-08
   days on market $50,000 Active 105 DOM
2. 2026-08-07
   days on market $50,000 Active 104 DOM
3. 2026-08-06
   days on market $50,000 Active 103 DOM
4. 2026-08-05
   days on market $50,000 Active 102 DOM
5. 2026-08-04
   days on market $50,000 Active 101 DOM
6. 2026-08-03
   days on market $50,000 Active 100 DOM
7. 2026-07-31
   days on market $50,000 Active 97 DOM
8. 2026-07-30
   days on market $50,000 Active 96 DOM
9. 2026-07-30
   days on market $50,000 Active 95 DOM
10. 2026-07-28
    days on market $50,000 Active 94 DOM
11. 2026-07-26
    days on market $50,000 Active 92 DOM
12. 2026-07-24
    days on market $50,000 Active 90 DOM
13. 2026-07-23
    days on market $50,000 Active 89 DOM
14. 2026-07-22
    days on market $50,000 Active 88 DOM
15. 2026-07-21
    days on market $50,000 Active 87 DOM
16. 2026-07-20
    days on market $50,000 Active 86 DOM
17. 2026-07-19
    days on market $50,000 Active 84 DOM
18. 2026-07-18
    days on market $50,000 Active 83 DOM
19. 2026-07-16
    days on market $50,000 Active 82 DOM
20. 2026-07-15
    days on market $50,000 Active 81 DOM
21. 2026-07-14
    days on market $50,000 Active 80 DOM
22. 2026-07-13
    days on market $50,000 Active 79 DOM
23. 2026-07-13
    days on market $50,000 Active 78 DOM
24. 2026-07-11
    days on market $50,000 Active 77 DOM
25. 2026-07-10
    days on market $50,000 Active 76 DOM
26. 2026-07-09
    days on market $50,000 Active 75 DOM
27. 2026-07-07
    days on market $50,000 Active 73 DOM
28. 2026-07-06
    days on market $50,000 Active 72 DOM
29. 2026-07-05
    days on market $50,000 Active 71 DOM
30. 2026-07-03
    days on market $50,000 Active 69 DOM
31. 2026-07-02
    days on market $50,000 Active 68 DOM
32. 2026-07-01
    days on market $50,000 Active 67 DOM
33. 2026-06-30
    days on market $50,000 Active 66 DOM
34. 2026-06-29
    days on market $50,000 Active 65 DOM
35. 2026-06-28
    days on market $50,000 Active 64 DOM
36. 2026-06-27
    days on market $50,000 Active 63 DOM
37. 2026-06-27
    days on market $50,000 Active 62 DOM
38. 2026-06-25
    days on market $50,000 Active 60 DOM
39. 2026-06-22
    days on market $50,000 Active 58 DOM
40. 2026-06-21
    days on market $50,000 Active 57 DOM
41. 2026-06-18
    days on market $50,000 Active 54 DOM
42. 2026-06-17
    days on market $50,000 Active 53 DOM
43. 2026-06-16
    days on market $50,000 Active 52 DOM
44. 2026-06-15
    days on market $50,000 Active 51 DOM
45. 2026-06-13
    days on market $50,000 Active 49 DOM
46. 2026-06-10
    days on market $50,000 Active 46 DOM
47. 2026-06-09
    days on market $50,000 Active 45 DOM
48. 2026-06-08
    days on market $50,000 Active 44 DOM
49. 2026-06-07
    days on market $50,000 Active 43 DOM
50. 2026-06-03
    days on market $50,000 Active 39 DOM

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $477 · $40/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 7/10 Severe 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: $14,049
• − Mortgage interest: −$2,801
• − Property taxes: −$477
• − Insurance: −$250
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$1,455
• Taxable income: $6,819
• Est. tax owed @ 24.0%: −$1,637
• After-tax cash flow: $5,589/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $37,800–$68,040 screening

This single-family home requires moderate renovations, including roof repair, exterior painting, and landscaping improvements. It presents a good opportunity for investors looking to increase its value.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — Significant damage to the roof is visible, with missing shingles and exposed structure.
• Major Windows (windows) — The windows appear to be broken or missing, indicating a need for immediate repair or replacement.
• Major Exterior (exterior) — The siding is peeling and damaged, suggesting extensive structural issues that need addressing.

Repairs flagged

• Major roof — Signs of significant damage
• Major siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and value ↑
• Both landscaping — Well-maintained landscaping can increase both resale and rental value ↑
• Both roof repair — A repaired roof will prevent further damage and improve the home's value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 7/100

Zoned Schools

Elementary Tuggle Elementary School F AL #591/627 Nat'l #39,587/41,679 Middle Wilkerson Middle School F AL #235/257 Nat'l #13,509/14,009 High Parker High School F AL #291/305 Nat'l #17,145/17,239

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

C Composite livability gradescore 67/100

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 · 669,185 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: 11% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Financial info: Property has down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Off-street parking and on-street parking available
• Utilities: Public waterSewer connectedInternet service availability unknown
• Home design: Existing year-built (per listing)Single-story living (all main-level rooms listed)Located in the Smithfield subdivision
• Construction: Wood siding construction
• Exterior features: Front porchCrawl space foundationNo pool, patio, decks, or garden/patio reportedNot on waterfront

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Hardwood
• Bathrooms: One full bathroom with tub/shower combo (shared bath)
• Heating & cooling: No heatNo air conditioning
• Interior features: Hardwood floorsCeilings: Other (see remarks)One wood-burning fireplace with brick surround in the living roomNo additional interior features listed
• Laundry & utility: No heating and no central air (see Heating & cooling)

Price history

1 event — show timeline

• 2026-04-24 Listed $50,000 Greater Alabama MLS

Property tax history

+1.8%/yr

Latest (2025): $477 · +0.0% YoY. Source: county tax records.