1213 17th St SW · Birmingham, AL 35211

$60,000

3 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 86 Days on market

Built 1925 7,405 sqft lot $48/sqft · 19% below area Est $74k · 19% under ↓ 20% since listing

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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
• 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

Charming 3 Bedroom 2 bath home in the Heart of West End. This inviting property offers a perfect blend of comfort and convenience, making it an ideal investment opportunity in the sought-after West End area. With its prime location, and spacious layout, this home is poised to attract both renters and future buyers.

Key facts

• 7,405 sq ft lot
• Built 1925
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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-, 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; 40 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 44% 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 $415 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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.
8. 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.
9. 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: 2.15% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.12%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $74,283
• List price: $60,000
• Delta: -19.23%
• 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
1245 16th St SW	0.27mi	3/2.0	1,336 (+6%)	5mo	$145,000	$109	72
540 Francis St SW	0.62mi	3/2.0	1,225 (-2%)	4mo	$82,500	$67	64
1236 18th St SW	0.52mi	3/2.0	1,328 (+6%)	3mo	$107,250	$81	64
1744 Lincoln Pl SW	0.43mi	3/1.0	1,140 (-9%)	1mo	$99,000	$87	60
1317 SW 16th St SW	0.32mi	3/2.0	1,420 (+13%)	6mo	$133,000	$94	58
700 18th Place Ln SW	0.57mi	3/2.0	1,152 (-8%)	3mo	$100,833	$88	57
722 SW 18th Pl	0.52mi	3/1.0	1,204 (-4%)	12mo	$30,000	$25	55
600 Pride Way SW	0.66mi	3/1.0	1,191 (-5%)	6mo	$80,000	$67	52
1728 Princeton Ave SW	0.60mi	3/1.0	1,334 (+6%)	10mo	$63,500	$48	49
1527 14th St	0.67mi	3/2.0	1,088 (-13%)	5mo	$105,000	$97	43
1745 Grant Ave SW	0.74mi	4/2.0 (+1)	1,320 (+5%)	12mo	$107,000	$81	42
915 19th Pl SW	0.64mi	4/1.0 (+1)	1,434 (+14%)	2mo	$20,000	$14	36

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: 36.5%
• Equity multiple: 2.49×
• Total profit: $24,967
• Equity at exit: $8,946

10-year hold

• IRR: 41.6%
• Equity multiple: 4.38×
• Total profit: $56,730
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$315
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $604

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 48%

Sensitivity live

Price	-10% $638	-5% $621	+0% $604	+5% $587	+10% $570
Rent	-10% $502	-5% $553	+0% $604	+5% $655	+10% $705
Rate	-1.0pp $634	-0.5pp $619	base $604	+0.5pp $588	+1.0pp $572

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1698 Dennison Ave SW Birmingham, AL	4.0	2.0	1780	$1,300	$0.73	44d	1	0.07mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	2d	1	0.20mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	19d	1	0.24mi
1609 Jefferson Ave SW Birmingham, AL	4.0	1.0	1572	$1,300	$0.83	4d	1	0.26mi
1204 15th Way SW Birmingham, AL	4.0	3.0	1715	$1,400	$0.82	44d	1	0.30mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	44d	1	0.34mi
1136 15th St SW Birmingham, AL	4.0	2.0	1296	$1,395	$1.08	24d	1	0.44mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	4d	1	0.45mi
1256 15th St SW Birmingham, AL	3.0	1.0	1206	$1,300	$1.08	3d	1	0.47mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	44d	1	0.53mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	19d	1	0.54mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	16d	1	0.58mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	44d	1	0.60mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	24d	1	0.64mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	12d	1	0.67mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	22d	1	0.67mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	24d	1	0.72mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	44d	1	0.73mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	45d	1	0.74mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	44d	1	0.76mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	24d	1	0.77mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	4d	1	0.77mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	44d	1	0.79mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	19d	1	0.88mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	44d	1	0.88mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	44d	1	0.89mi
1900 Saint Charles Ave SW Birmingham, AL	4.0	2.0	1623	$1,350	$0.83	2d	1	0.89mi
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	2d	1	0.90mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	2d	1	0.90mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	24d	1	0.91mi
2320 Wesley Ave SW Birmingham, AL	4.0	1.0	1865	$1,200	$0.64	11d	1	0.93mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	44d	1	0.93mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	4d	1	0.97mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	4d	1	0.98mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	24d	1	0.99mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	44d	1	1.03mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	45d	1	1.03mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	24d	1	1.04mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	24d	1	1.06mi
108 E Ann Dr SW Birmingham, AL	4.0	2.0	1628	$1,495	$0.92	24d	1	1.08mi

Listing history 20 events

1. 2026-06-18
   days on market $60,000 Active 86 DOM
2. 2026-06-17
   days on market $60,000 Active 85 DOM
3. 2026-06-16
   days on market $60,000 Active 84 DOM
4. 2026-06-15
   days on market $60,000 Active 83 DOM
5. 2026-06-13
   days on market $60,000 Active 81 DOM
6. 2026-06-10
   days on market $60,000 Active 78 DOM
7. 2026-06-09
   days on market $60,000 Active 77 DOM
8. 2026-06-08
   days on market $60,000 Active 76 DOM
9. 2026-06-07
   days on market $60,000 Active 75 DOM
10. 2026-06-03
    days on market $60,000 Active 71 DOM
11. 2026-06-02
    days on market $60,000 Active 70 DOM
12. 2026-06-01
    days on market $60,000 Active 69 DOM
13. 2026-05-31
    days on market $60,000 Active 68 DOM
14. 2026-05-07
    price $60,000 317-char remark

    Show marketing remark (317 chars)

    Charming 3 Bedroom 2 bath home in the Heart of West End. This inviting property offers a perfect blend of comfort and convenience, making it an ideal investment opportunity in the sought-after West End area. With its prime location, and spacious layout, this home is poised to attract both renters and future buyers.

15. 2026-04-21
    price $65,000 317-char remark

    Show marketing remark (317 chars)

    Charming 3 Bedroom 2 bath home in the Heart of West End. This inviting property offers a perfect blend of comfort and convenience, making it an ideal investment opportunity in the sought-after West End area. With its prime location, and spacious layout, this home is poised to attract both renters and future buyers.

16. 2026-03-24
    listed $68,000 Active 317-char remark

    Show marketing remark (317 chars)

    Charming 3 Bedroom 2 bath home in the Heart of West End. This inviting property offers a perfect blend of comfort and convenience, making it an ideal investment opportunity in the sought-after West End area. With its prime location, and spacious layout, this home is poised to attract both renters and future buyers.

17. 2026-01-16
    soldstatus $42,900 Sold 1000-char remark

    Show marketing remark (1000 chars)

    A prime blank-canvas opportunity in Birmingham’s West End! This 3BR/2BA 1925 bungalow offers approximately 1,254 sqft, classic cottage charm, a welcoming covered porch and a layout with excellent potential for customization and value-add ideas. Convenient to schools, parks, shopping and commuter routes, this as-is property is ideal for investors or flippers. Minutes from downtown, amenities and major employers. Don’t miss this chance—bring your vision to life! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing.

18. 2025-12-16
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    A prime blank-canvas opportunity in Birmingham’s West End! This 3BR/2BA 1925 bungalow offers approximately 1,254 sqft, classic cottage charm, a welcoming covered porch and a layout with excellent potential for customization and value-add ideas. Convenient to schools, parks, shopping and commuter routes, this as-is property is ideal for investors or flippers. Minutes from downtown, amenities and major employers. Don’t miss this chance—bring your vision to life! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing.

19. 2025-12-01
    listed $44,900 Active 1000-char remark

    Show marketing remark (1000 chars)

    A prime blank-canvas opportunity in Birmingham’s West End! This 3BR/2BA 1925 bungalow offers approximately 1,254 sqft, classic cottage charm, a welcoming covered porch and a layout with excellent potential for customization and value-add ideas. Convenient to schools, parks, shopping and commuter routes, this as-is property is ideal for investors or flippers. Minutes from downtown, amenities and major employers. Don’t miss this chance—bring your vision to life! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing.

20. 2005-12-28
    soldstatus $75,000

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $898 · $75/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $15,465
• − Mortgage interest: −$3,361
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$1,745
• Taxable income: $6,686
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $5,639/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

-20.0% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $60,000 Greater Alabama MLS
• 2026-04-21 Price Changed $65,000 Greater Alabama MLS
• 2026-03-24 Listed $68,000 Greater Alabama MLS
• 2026-01-16 Sold (MLS) $42,900 Greater Alabama MLS
• 2025-12-16 Pending — Greater Alabama MLS
• 2025-12-01 Listed $44,900 Greater Alabama MLS
• 2005-12-28 Sold (Public Records) $75,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $898 · +0.0% YoY. Source: county tax records.