1109 13th Ave N · Birmingham, AL 35204

$75,000

4 bd · 2.0 ba · 1,746 sqft · SingleFamily public records · 31 Days on market

Built 1962 7,840 sqft lot $43/sqft · 18% above area Est $64k · 18% over ↓ 13% since listing

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Why this score? — see what drove the C+ 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
• 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
• ARV discount +0.0/15.0

Listing remarks

Fountain Heights opportunity! This 4-sided brick, 4-bedroom, 2-bath home offers a strong value-add opportunity with significant upside potential. Spacious floor plan and solid footprint make this an ideal renovation project. With comparable renovated homes in the area supporting a strong ARV, this property is primed for a build your own equity opportunity, profitable flip or long-term hold. Close to Uptown entertainment district. Plenty of off street parking. Close to new Fountain Heights Community Center and Fountain Heights Farms Cooperative with plans for a community hub featuring a kitchen, market and shared spaces for small businesses. A few photos are virtual renderings of the possibi

Key facts

• 7,840 sq ft lot
• Garage
• Built 1962

Property features AI

Finance

• Financial info: Down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Attached garage with front entry; 1 garage space (basement level); On-street parking available; Unassigned parking
• Utilities: Public water; Connected sewer; Underground utilities; Electric water heater
• Home design: Existing single-family home; Basement entry/areas (daylight basement); Four-sided brick and wood construction
• Construction: 4-side brick and wood exterior; Basement foundation
• Exterior features: Storage building; No pool, patio, decks, or garden/patio listed; Not waterfront

Interior

• Kitchen: Laminate countertops; Eating area; Pantry; Electric cooktop; Electric oven; Built-in dishwasher
• Bedrooms: Main level master bedroom; Additional bedrooms on main level; Basement bedrooms (at least one)
• Flooring: Carpet; Tile flooring
• Bathrooms: Two full bathrooms; Tub/shower combo; Linen closet
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: 9-foot (and higher) ceilings; All window treatments remain; Pull-down attic; Full daylight basement with both finished and unfinished areas; Storage building on property
• Laundry & utility: Laundry in basement; Washer hookup; Electric dryer hookup; Utilities located in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 42% 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 ($519 loan paydown + $481 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1962 — 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: 1.65% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.53%
• DSCR: 2.18
• GRM: 5.1

CMA / ARV

• ARV (median comp): $63,576
• List price: $75,000
• Delta: 17.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 13th Ave N	0.00mi	4/2.0	1,746 (0%)	0mo	$65,000	$37	100
350 14th Ct N	0.32mi	3/2.0 (-1)	1,820 (+4%)	16mo	$60,000	$33	60
1214 4th Pl N	0.26mi	3/1.0 (-1)	1,694 (-3%)	22mo	$35,000	$21	55
1900 N 15th Ct	0.60mi	3/1.0 (-1)	1,748 (+0%)	12mo	$45,000	$26	53
1631 15th Ave N	0.36mi	4/1.0	1,560 (-11%)	22mo	$38,500	$25	43
1316 16th St N	0.25mi	3/2.0 (-1)	1,508 (-14%)	21mo	$200,000	$133	43
217 13th Ter N	0.43mi	3/1.5 (-1)	1,908 (+9%)	21mo	$95,000	$50	40
1109 Center St N	0.64mi	3/2.5 (-1)	1,946 (+12%)	5mo	$230,000	$118	40
1608 N 19th St	0.57mi	3/1.0 (-1)	1,500 (-14%)	5mo	$55,000	$37	37
1932 Portage Ave	0.75mi	4/1.0	1,996 (+14%)	16mo	$82,823	$41	24
116 W Bankhead Hwy	0.72mi	4/3.0	1,980 (+13%)	20mo	$205,500	$104	23

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: 28.1%
• Equity multiple: 2.41×
• Total profit: $29,679
• Equity at exit: $24,212

10-year hold

• IRR: 31.1%
• Equity multiple: 4.64×
• Total profit: $76,475
• Equity at exit: $31,126

Cash invested: $21,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$393
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $464

Break-even live

Break-even rent $646

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 11th St N Birmingham, AL	3.0	1.0	1340	$1,200	$0.90	44d	1	0.05mi
1216 4th Pl N Birmingham, AL	3.0	2.0	1565	$1,150	$0.73	44d	1	0.26mi
353 16th Ave N Birmingham, AL	3.0	1.0	1200	$995	$0.83	44d	1	0.41mi
1153 2nd St N Birmingham, AL	3.0	1.0	1056	$1,150	$1.09	19d	1	0.44mi
1608 18th Pl N Birmingham, AL	3.0	2.0	1243	$950	$0.76	44d	1	0.50mi
1430 19th St N Birmingham, AL	5.0	2.0	1976	$1,300	$0.66	44d	1	0.52mi
1742 17th St N Unit 2 Birmingham, AL	3.0	2.0	1300	$1,500	$1.15	16d	1	0.56mi
1900 15th Ct N Birmingham, AL	4.0	2.0	1748	$1,425	$0.82	44d	1	0.58mi
2212 20th St N Birmingham, AL	3.0	1.0	1141	$895	$0.78	44d	1	0.86mi
600 19th St N Apt 202 Birmingham, AL	3.0	2.0	1248	$3,050	$2.44	12d	1	0.98mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–3.0	1398	$4,560	$3.26	19d	83	0.99mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–2.0	1120	$3,550	$3.17	16d	30	0.99mi
963 3rd St W Birmingham, AL	3.0	2.0	1444	$1,295	$0.90	24d	1	1.01mi
451 2nd St N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	44d	1	1.16mi
2108 25th St N Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	44d	1	1.22mi
854 5th St W Birmingham, AL	3.0	1.0	1501	$1,275	$0.85	44d	1	1.29mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	16d	1	1.30mi
600 24th St N Birmingham, AL	1.0–3.0	1.0–2.0	1098	$1,499	$1.36	2d	13	1.32mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	44d	1	1.33mi
451 2nd Ave N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	24d	1	1.42mi
1625 29th Ave N Birmingham, AL	3.0	2.0	1140	$1,200	$1.05	16d	1	1.45mi
2223 28th St N Birmingham, AL	4.0	2.0	1836	$1,300	$0.71	44d	1	1.50mi

Listing history 7 events

1. 2026-06-07
   status $75,000 Pending 31 DOM
2. 2026-06-03
   days on market $75,000 Active 31 DOM
3. 2026-06-02
   days on market $75,000 Active 30 DOM
4. 2026-06-01
   days on market $75,000 Active 29 DOM
5. 2026-05-31
   days on market $75,000 Active 28 DOM
6. 2026-05-17
   status Pending 706-char remark
7. 2026-04-29
   listed $75,000 Active 706-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: $1,031 · $86/mo
• Projected year-2 tax: $1,031 · $86/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 6/10 Major 6 d/yr ≥106°F today · 16 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: $14,806
• − Mortgage interest: −$4,201
• − Property taxes: −$1,031
• − Insurance: −$375
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,182
• Taxable income: $4,648
• Est. tax owed @ 24.0%: −$1,116
• After-tax cash flow: $4,456/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

-13.3% since first listed

5 events — show timeline

• 2026-06-12 Sold (MLS) $65,000 Greater Alabama MLS
• 2026-06-03 Pending — Greater Alabama MLS
• 2026-05-21 Relisted — Greater Alabama MLS
• 2026-05-17 Pending — Greater Alabama MLS
• 2026-04-29 Listed $75,000 Greater Alabama MLS

Property tax history

+4.3%/yr

Latest (2025): $1,031 · +0.0% YoY. Source: county tax records.