8 17th Ave S · Birmingham, AL 35205

$89,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 311 Days on market

Built 1940 10,454 sqft lot $72/sqft · 20% below area Est $112k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market at no fault of Seller. CALLING ALL INVESTORS: Charming 3-bedroom, 1-bath home with 1,232 sqft in the heart of Birmingham! Current tenant in place. Great opportunity to acquire a tenant-occupied property and immediately start collecting rental income. Current lease expires at the end this upcoming October (2025).

Key facts

• 0.24 acre lot
• Built 1940
• Listed 311 days

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$111,919) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 rising (+2.6%/yr); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $89k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 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 1940 — 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: 1.38% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.67%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (median comp): $111,919
• List price: $89,000
• Delta: -20.48%
• 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
1724 Center St S	0.08mi	3/2.0	1,250 (+2%)	4mo	$175,493	$140	87
629 Center Pl SW	0.08mi	3/1.0	1,197 (-3%)	7mo	$65,500	$55	86
1724 1st Pl S	0.27mi	3/1.0	1,250 (+2%)	1mo	$85,000	$68	84
728 Center Pl SW	0.13mi	3/1.0	1,143 (-7%)	1mo	$140,000	$122	81
45 5th Ct	0.22mi	3/2.0	1,200 (-3%)	6mo	$152,500	$127	77
741 Center Pl	0.14mi	3/1.0	1,101 (-11%)	2mo	$141,000	$128	74
417 Goldwire St SW	0.30mi	3/1.0	1,107 (-10%)	2mo	$95,000	$86	68
27 20th Ave S	0.34mi	3/2.0	1,196 (-3%)	11mo	$35,000	$29	66
216 S 3rd Ave	0.51mi	3/1.0	1,143 (-7%)	2mo	$75,000	$66	63
2019 Hollins Dr	0.42mi	3/2.0	1,120 (-9%)	5mo	$165,000	$147	57
345 Iota Ave S	0.63mi	2/1.0 (-1)	1,279 (+4%)	4mo	$20,000	$16	56
50 1st Ave S	0.54mi	4/2.0 (+1)	1,400 (+14%)	4mo	$22,000	$16	40

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.39×
• Total profit: $9,765
• Equity at exit: $13,270

10-year hold

• IRR: 18.8%
• Equity multiple: 2.53×
• Total profit: $38,239
• Equity at exit: $7,695

Cash invested: $24,920 (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 35205

• Rents YoY: 2.6%
• Active inventory: 125
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$467
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $388

Break-even live

Break-even rent $733

Max offer price $89,000

Occupancy floor 63%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 Center Pl SW Birmingham, AL	3.0	1.0	1101	$1,250	$1.14	16d	1	0.15mi
12 4th Ave SW Unit 1 Birmingham, AL	3.0	1.0	1336	$1,100	$0.82	44d	1	0.30mi
856 Center Way SW Birmingham, AL	3.0	2.0	1142	$1,200	$1.05	44d	1	0.34mi
806 Gamma St S Birmingham, AL	3.0	1.0	1252	$1,200	$0.96	44d	1	0.35mi
261 3rd Ave SW Birmingham, AL	1.0–2.0	1.0	634	$850	$1.34	3d	14	0.49mi
112 Kappa Ave S Birmingham, AL	3.0	2.0	1034	$1,100	$1.06	44d	1	0.59mi
310 Gamma St S Birmingham, AL	3.0	1.5	1001	$1,200	$1.20	16d	1	0.60mi
313 Beta St S Unit 317A Birmingham, AL	2.0	1.0	850	$799	$0.94	2d	1	0.63mi
506 Alpha St S Birmingham, AL	3.0	1.0	944	$1,373	$1.45	44d	1	0.67mi
407 Green Springs Ave S Birmingham, AL	2.0	1.0	866	$2,000	$2.31	1d	1	0.78mi
609 Idlewild Cir Apt B Birmingham, AL	2.0	1.0	705	$875	$1.24	3d	1	0.83mi
2217-2249 Green Springs Hwy Unit 2249-E Birmingham, AL	2.0	1.0	900	$910	$1.01	44d	1	0.87mi
2217-2249 Green Springs Hwy Unit 2241-M Birmingham, AL	3.0	2.0	1100	$1,109	$1.01	21d	1	0.87mi
691 Idlewild Cir Birmingham, AL	2.0	2.0	777	$1,382	$1.78	3d	3	0.92mi
451 2nd Ave N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	23d	1	1.01mi
1010 Beacon Pkwy E Birmingham, AL	1.0–2.0	1.0–2.0	945	$2,275	$2.41	1d	18	1.07mi
1101 10th Pl S Birmingham, AL	1.0–2.0	1.0–2.0	986	$1,825	$1.85	3d	11	1.07mi
1012 Cotton Ave SW Birmingham, AL	3.0	1.0	1232	$1,000	$0.81	44d	1	1.11mi
401 Skyview Dr Birmingham, AL	2.0	1.0	864	$950	$1.10	44d	1	1.14mi
413 Fulton Ave SW Birmingham, AL	3.0	1.0	940	$525	$0.56	3d	1	1.14mi
1100 Cotton Ave SW Unit b Birmingham, AL	2.0	1.5	816	$988	$1.21	44d	1	1.15mi
1120 Beacon Pkwy E #408 Birmingham, AL	2.0	2.0	1482	$1,950	$1.32	1d	1	1.15mi
608 Fulton Ave SW Birmingham, AL	3.0	1.0	1271	$1,300	$1.02	44d	1	1.17mi
1229 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1130	$1,200	$1.06	3d	16	1.18mi
1413 11th Pl S Birmingham, AL	2.0	1.0	829	$1,282	$1.55	44d	4	1.21mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	12d	1	1.21mi
1131 16th Ave S Unit A Birmingham, AL	2.0	1.0	900	$1,215	$1.35	3d	1	1.21mi
1639 11th Pl S Unit K Birmingham, AL	2.0	1.0	845	$875	$1.04	12d	1	1.22mi
1639 11th Pl S Apt D Birmingham, AL	2.0	1.0	845	$895	$1.06	12d	1	1.22mi
925 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1259	$1,199	$0.95	44d	1	1.22mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,125	$0.88	23d	1	1.25mi
1144 16th Ave S Birmingham, AL	1.0–2.0	1.0–1.5	720	$1,119	$1.55	3d	6	1.26mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$1,450	$1.38	44d	12	1.27mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$1,400	$1.33	1d	13	1.27mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	44d	1	1.29mi
1256 15th St SW Birmingham, AL	3.0	1.0	1206	$1,300	$1.08	3d	1	1.29mi
840 Beacon Pkwy E Unit C Birmingham, AL	2.0	1.0	925	$1,200	$1.30	44d	1	1.31mi
1640 12th St S Unit 1640-J Birmingham, AL	2.0	1.0	760	$1,070	$1.41	21d	1	1.32mi
1644 12th St S Birmingham, AL	1.0–2.0	1.0	674	$1,222	$1.81	2d	2	1.32mi
451 2nd St N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	44d	1	1.33mi

Listing history 28 events

1. 2026-06-18
   days on market $89,000 Active 311 DOM
2. 2026-06-17
   days on market $89,000 Active 310 DOM
3. 2026-06-16
   days on market $89,000 Active 309 DOM
4. 2026-06-15
   days on market $89,000 Active 308 DOM
5. 2026-06-13
   days on market $89,000 Active 306 DOM
6. 2026-06-10
   days on market $89,000 Active 303 DOM
7. 2026-06-09
   days on market $89,000 Active 302 DOM
8. 2026-06-08
   days on market $89,000 Active 301 DOM
9. 2026-06-07
   days on market $89,000 Active 300 DOM
10. 2026-06-03
    days on market $89,000 Active 296 DOM
11. 2026-06-02
    days on market $89,000 Active 295 DOM
12. 2026-06-01
    days on market $89,000 Active 294 DOM
13. 2026-05-31
    days on market $89,000 Active 293 DOM
14. 2026-02-10
    price $89,000 328-char remark

    Show marketing remark (328 chars)

    Back on market at no fault of Seller. CALLING ALL INVESTORS: Charming 3-bedroom, 1-bath home with 1,232 sqft in the heart of Birmingham! Current tenant in place. Great opportunity to acquire a tenant-occupied property and immediately start collecting rental income. Current lease expires at the end this upcoming October (2025).

15. 2026-02-09
    status Active 328-char remark

    Show marketing remark (328 chars)

    Back on market at no fault of Seller. CALLING ALL INVESTORS: Charming 3-bedroom, 1-bath home with 1,232 sqft in the heart of Birmingham! Current tenant in place. Great opportunity to acquire a tenant-occupied property and immediately start collecting rental income. Current lease expires at the end this upcoming October (2025).

16. 2026-02-01
    historical 328-char remark

    Show marketing remark (328 chars)

    Back on market at no fault of Seller. CALLING ALL INVESTORS: Charming 3-bedroom, 1-bath home with 1,232 sqft in the heart of Birmingham! Current tenant in place. Great opportunity to acquire a tenant-occupied property and immediately start collecting rental income. Current lease expires at the end this upcoming October (2025).

17. 2025-09-24
    status Active 328-char remark

    Show marketing remark (328 chars)

    Back on market at no fault of Seller. CALLING ALL INVESTORS: Charming 3-bedroom, 1-bath home with 1,232 sqft in the heart of Birmingham! Current tenant in place. Great opportunity to acquire a tenant-occupied property and immediately start collecting rental income. Current lease expires at the end this upcoming October (2025).

18. 2025-09-15
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Back on market at no fault of Seller. CALLING ALL INVESTORS: Charming 3-bedroom, 1-bath home with 1,232 sqft in the heart of Birmingham! Current tenant in place. Great opportunity to acquire a tenant-occupied property and immediately start collecting rental income. Current lease expires at the end this upcoming October (2025).

19. 2025-08-29
    status Active 328-char remark

    Show marketing remark (328 chars)

    Back on market at no fault of Seller. CALLING ALL INVESTORS: Charming 3-bedroom, 1-bath home with 1,232 sqft in the heart of Birmingham! Current tenant in place. Great opportunity to acquire a tenant-occupied property and immediately start collecting rental income. Current lease expires at the end this upcoming October (2025).

20. 2025-08-21
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Back on market at no fault of Seller. CALLING ALL INVESTORS: Charming 3-bedroom, 1-bath home with 1,232 sqft in the heart of Birmingham! Current tenant in place. Great opportunity to acquire a tenant-occupied property and immediately start collecting rental income. Current lease expires at the end this upcoming October (2025).

21. 2025-07-16
    listed $100,000 Active 328-char remark

    Show marketing remark (328 chars)

    Back on market at no fault of Seller. CALLING ALL INVESTORS: Charming 3-bedroom, 1-bath home with 1,232 sqft in the heart of Birmingham! Current tenant in place. Great opportunity to acquire a tenant-occupied property and immediately start collecting rental income. Current lease expires at the end this upcoming October (2025).

22. 2021-01-28
    soldstatus $52,500
23. 2020-01-02
    soldstatus $1,865,000
24. 2018-09-07
    price $39,995
25. 2012-08-24
    soldstatus $12,000
26. 2012-08-21
    soldstatus $12,000
27. 2012-05-02
    listed $14,900
28. 2004-12-06
    soldstatus $45,000

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $905 · $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 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 · 20 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: $14,687
• − Mortgage interest: −$4,985
• − Property taxes: −$905
• − Insurance: −$445
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,589
• Taxable income: $3,413
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,833/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): 18,858
• Household income: $51,158
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 1468.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 5% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -199.42%
• Current HPI: 291.38
• Rent YoY: ▲ 2.59%
• 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

+97.8% since first listed

15 events — show timeline

• 2026-02-10 Price Changed $89,000 Greater Alabama MLS
• 2026-02-09 Relisted — Greater Alabama MLS
• 2026-02-01 Delisted — Greater Alabama MLS
• 2025-09-24 Relisted — Greater Alabama MLS
• 2025-09-15 Pending — Greater Alabama MLS
• 2025-08-29 Relisted — Greater Alabama MLS
• 2025-08-21 Pending — Greater Alabama MLS
• 2025-07-16 Listed $100,000 Greater Alabama MLS
• 2021-01-28 Sold (Public Records) $52,500 Public Records
• 2020-01-02 Sold (Public Records) $1,865,000 Public Records
• 2018-09-07 Price Changed $39,995 Greater Alabama MLS
• 2012-08-24 Sold (MLS) $12,000 Greater Alabama MLS
• 2012-08-21 Sold (Public Records) $12,000 Public Records
• 2012-05-02 Listed $14,900 Greater Alabama MLS
• 2004-12-06 Sold (Public Records) $45,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $905 · +6.8% YoY. Source: county tax records.