220 9th Ct N · Birmingham, AL 35204

$50,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 54 Days on market

Built 1930 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 +2.5/5.0
• Schools +0.9/10.0

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. Property is unoccupied and

Key facts

• 7,405 sq ft lot
• Built 1930
• Listed 53 days

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 water; Sewer connected; Internet 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 porch; Crawl space foundation; No pool, patio, decks, or garden/patio reported; Not 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 heat; No air conditioning
• Interior features: Hardwood floors; Ceilings: Other (see remarks); One wood-burning fireplace with brick surround in the living room; No additional interior features listed
• Laundry & utility: No heating and no central air (see Heating & cooling)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $618 ($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: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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: 64 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 54 days — a 3% lower offer ($48k) 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1930 — 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: 2.38% ✓
• Cap rate: 21.12%
• Cash-on-cash: 52.94%
• DSCR: 3.36
• GRM: 3.5

CMA / ARV

• ARV (median comp): $119,715
• List price: $50,000
• Delta: -58.23%
• 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
213 10th Ave N	0.06mi	4/1.5 (+1)	1,370 (-9%)	3mo	$110,000	$80	72
117 10th Ct	0.18mi	3/2.0	1,400 (-7%)	4mo	$150,000	$107	72
1124 2nd St N	0.35mi	3/1.0	1,368 (-10%)	2mo	$16,500	$12	66
1104 9th Ave	0.49mi	3/2.0	1,475 (-2%)	4mo	$158,000	$107	66
815 2nd St W	0.43mi	3/1.0	1,512 (0%)	23mo	$12,050	$8	61
944 4th St W	0.61mi	3/2.0	1,560 (+3%)	3mo	$170,000	$109	60
963 3rd St W	0.49mi	3/1.0	1,444 (-4%)	12mo	$75,500	$52	60
213 14th Ct W	0.71mi	4/2.0 (+1)	1,479 (-2%)	3mo	$100,833	$68	52
217 12th Ave W	0.64mi	3/1.5	1,424 (-6%)	20mo	$135,000	$95	41
327 W 11th Ct	0.67mi	3/1.0	1,288 (-15%)	6mo	$44,500	$35	39
1214 4th Pl N	0.48mi	3/1.0	1,694 (+12%)	22mo	$35,000	$21	39
1123 14th St N	0.72mi	3/2.0	1,340 (-11%)	18mo	$89,000	$66	28

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: 55.3%
• Equity multiple: 3.81×
• Total profit: $39,406
• Equity at exit: $16,142

10-year hold

• IRR: 57.0%
• Equity multiple: 7.67×
• Total profit: $93,318
• 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 →

ZIP-level market 35204

• Home prices YoY: 0.3%
• Active inventory: 64
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$262
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $618

Break-even live

Break-even rent $409

Max offer price $50,000

Occupancy floor 43%

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
• Reserves months: —
• Total cash needed: —

Rent comps 29 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	19d	1	0.44mi
451 2nd St N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	43d	1	0.48mi
1216 4th Pl N Birmingham, AL	3.0	2.0	1565	$1,150	$0.73	43d	1	0.49mi
963 3rd St W Birmingham, AL	3.0	2.0	1444	$1,295	$0.90	23d	1	0.50mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	16d	1	0.70mi
854 5th St W Birmingham, AL	3.0	1.0	1501	$1,275	$0.85	43d	1	0.73mi
1317 11th St N Birmingham, AL	3.0	1.0	1340	$1,200	$0.90	43d	1	0.74mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	43d	1	0.81mi
451 2nd Ave N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	23d	1	0.84mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	43d	1	0.97mi
353 16th Ave N Birmingham, AL	3.0	1.0	1200	$995	$0.83	43d	1	0.97mi
757 10th Ave W Birmingham, AL	2.0	1.0	1136	$1,000	$0.88	43d	1	1.03mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$1,075	$0.89	23d	1	1.15mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$930	$0.72	43d	1	1.16mi
600 19th St N Unit 211 Birmingham, AL	2.0	2.0	1670	$3,250	$1.95	11d	1	1.19mi
600 19th St N Apt 202 Birmingham, AL	3.0	2.0	1248	$3,050	$2.44	11d	1	1.19mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–2.0	1120	$3,550	$3.17	16d	30	1.20mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–3.0	1398	$4,560	$3.26	19d	83	1.20mi
1608 18th Pl N Birmingham, AL	3.0	2.0	1243	$950	$0.76	43d	1	1.21mi
1742 17th St N Unit 2 Birmingham, AL	3.0	2.0	1300	$1,500	$1.15	16d	1	1.24mi
608 Fulton Ave SW Birmingham, AL	3.0	1.0	1271	$1,300	$1.02	43d	1	1.25mi
1900 15th Ct N Birmingham, AL	4.0	2.0	1748	$1,425	$0.82	43d	1	1.29mi
1906 15th Ct N Birmingham, AL	2.0	1.0	1311	$1,000	$0.76	23d	1	1.29mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,125	$0.88	23d	1	1.32mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	43d	1	1.36mi
120 19th St N Birmingham, AL	1.0–2.0	1.0–2.0	886	$2,190	$2.47	2d	14	1.39mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	11d	1	1.42mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,073	$0.85	2d	1	1.43mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	43d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $50,000 Active 54 DOM
2. 2026-06-17
   days on market $50,000 Active 53 DOM
3. 2026-06-16
   days on market $50,000 Active 52 DOM
4. 2026-06-15
   days on market $50,000 Active 51 DOM
5. 2026-06-13
   days on market $50,000 Active 49 DOM
6. 2026-06-10
   days on market $50,000 Active 46 DOM
7. 2026-06-09
   days on market $50,000 Active 45 DOM
8. 2026-06-08
   days on market $50,000 Active 44 DOM
9. 2026-06-07
   days on market $50,000 Active 43 DOM
10. 2026-06-03
    days on market $50,000 Active 39 DOM
11. 2026-06-02
    days on market $50,000 Active 38 DOM
12. 2026-06-01
    days on market $50,000 Active 37 DOM
13. 2026-05-31
    days on market $50,000 Active 36 DOM
14. 2026-04-24
    listed $50,000 Active 771-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: $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: $14,285
• − Mortgage interest: −$2,801
• − Property taxes: −$477
• − Insurance: −$250
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$1,455
• Taxable income: $7,017
• Est. tax owed @ 24.0%: −$1,684
• After-tax cash flow: $5,728/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

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.