838 Beacon Pkwy E Unit D · Birmingham, AL 35209

$91,499

2 bd · 1.0 ba · 925 sqft · Condo · 74 Days on market

Built 1972 Good condition $99/sqft · 30% above area Est $70k · 30% over

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 838 Beacon Parkway-D, Birmingham, AL 35209! This charming 2-bedroom, 1-bath condo offers comfort, convenience, and an unbeatable location. Nestled in a prime area, you’ll enjoy quick access to shopping, dining, and entertainment, with the ability to reach anywhere in Birmingham within 15 minutes. Inside, the functional layout provides comfortable living spaces and well-sized bedrooms. The enclosed back patio offers a private retreat—perfect for relaxing, extra storage, or a flex space—and leads directly to the laundry area for added convenience. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this well-located condo is a fantastic find. Don’t miss your chance to own in one of Birmingham’s most accessible areas!

Key facts

• Private retreat
• Enclosed back patio
• Built 1972

Tags

• ENCLOSED BACK PATIO
• PRIVATE RETREAT
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO ENTERTAINMENT
• LEADS DIRECTLY TO LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $91k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 rising (+3.3%/yr); 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $632 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 + 3.3% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($86k) 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.

Recommended offer $86,009 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.28%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $70,428
• List price: $91,499
• Delta: 29.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.34% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $10,492
• Equity at exit: $13,643

10-year hold

• IRR: 19.7%
• Equity multiple: 2.68×
• Total profit: $43,056
• Equity at exit: $7,911

Cash invested: $25,620 (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 35209

• Rents YoY: 3.3%
• Active inventory: 99
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$480
• Tax est. 1.5%: −$114 /mo · $1,372/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $390

Break-even live

Break-even rent $800

Max offer price $91,499

Occupancy floor 65%

Sensitivity live

Price	-10% $453	-5% $422	+0% $390	+5% $359	+10% $327
Rent	-10% $288	-5% $339	+0% $390	+5% $441	+10% $493
Rate	-1.0pp $436	-0.5pp $414	base $390	+0.5pp $367	+1.0pp $342

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: $22,875
• Closing costs: $2,745
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Beacon Pkwy E Birmingham, AL	1.0–2.0	1.0–2.0	945	$2,275	$2.41	2d	18	0.07mi
1000 Beacon Pkwy E Unit 1035D Birmingham, AL	1.0	1.0	750	$975	$1.30	44d	1	0.07mi
925 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1259	$974	$0.77	44d	1	0.10mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$1,150	$1.10	2d	13	0.20mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$1,175	$1.12	44d	12	0.20mi
840 Beacon Pkwy E Unit C Birmingham, AL	2.0	1.0	925	$1,200	$1.30	44d	1	0.21mi
513 Valley Ave Birmingham, AL	3.0	1.0–2.0	1012	$1,233	$1.22	44d	1	0.27mi
741 Barcelona Ct Birmingham, AL	1.0	1.0	699	$950	$1.36	4d	5	0.27mi
1229 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1130	$1,088	$0.96	4d	16	0.29mi
2217-2249 Green Springs Hwy Unit 2241-M Birmingham, AL	3.0	2.0	1100	$1,109	$1.01	22d	1	0.38mi
2217-2249 Green Springs Hwy Unit 2249-E Birmingham, AL	2.0	1.0	900	$910	$1.01	44d	1	0.38mi
407 Green Springs Ave S Birmingham, AL	2.0	1.0	866	$2,000	$2.31	2d	1	0.41mi
2049 Green Springs Hwy Unit 2 Birmingham, AL	1.0	1.0	605	$750	$1.24	44d	1	0.46mi
915 Valley Ridge Dr Birmingham, AL	1.0–3.0	1.0–2.5	1087	$1,230	$1.13	2d	34	0.48mi
316 Beacon Crest Ln Birmingham, AL	1.0–2.0	1.0	850	$1,099	$1.29	2d	7	0.51mi
2418 Green Springs Hwy Birmingham, AL	1.0	1.0	750	$895	$1.19	44d	5	0.55mi
2700 Temple Crest Dr Birmingham, AL	1.0–2.0	1.0–1.5	776	$1,320	$1.70	44d	1	0.70mi
633 Idlewild Cir Unit A7 Birmingham, AL	1.0	1.0	750	$1,044	$1.39	16d	1	0.76mi
633 Idlewild Cir Unit A1 Birmingham, AL	1.0	1.0	750	$1,052	$1.40	44d	1	0.76mi
609 Idlewild Cir Apt B Birmingham, AL	2.0	1.0	705	$875	$1.24	4d	1	0.82mi
306 Columbiana Rd Unit 308 B Birmingham, AL	2.0	1.0	1000	$865	$0.86	12d	1	0.83mi
691 Idlewild Cir Birmingham, AL	2.0	2.0	777	$1,382	$1.78	4d	3	0.89mi
1721 11th Pl S Unit 1721F Birmingham, AL	1.0	1.0	683	$926	$1.36	3d	1	0.89mi
731 16th Ave S Birmingham, AL	1.0	1.0	590	$954	$1.62	2d	4	0.93mi
1700 Cullom St S Unit 1704-B Birmingham, AL	1.0	1.0	650	$860	$1.32	24d	1	0.95mi
401 Skyview Dr Birmingham, AL	2.0	1.0	864	$950	$1.10	44d	1	0.96mi
1639 11th Pl S Apt D Birmingham, AL	2.0	1.0	845	$895	$1.06	12d	1	0.96mi
1639 11th Pl S Unit K Birmingham, AL	2.0	1.0	845	$875	$1.04	12d	1	0.96mi
120 Vulcan Rd Unit 1Apartment Birmingham, AL	1.0	1.0	1000	$1,800	$1.80	24d	1	0.98mi
1644 12th St S Birmingham, AL	1.0–2.0	1.0	674	$1,222	$1.81	2d	2	1.01mi
1640 12th St S Unit 1640-J Birmingham, AL	2.0	1.0	760	$1,070	$1.41	22d	1	1.02mi
1301 18th Ave S Unit 9 Birmingham, AL	1.0	1.0	662	$988	$1.49	3d	1	1.03mi
1301 18th Ave S Unit 14 Birmingham, AL	1.0	1.0	670	$1,017	$1.52	3d	1	1.03mi
1131 16th Ave S Unit A Birmingham, AL	2.0	1.0	900	$1,215	$1.35	3d	1	1.03mi
1412 10th Pl S Unit 1414-N Birmingham, AL	1.0	1.0	580	$825	$1.42	24d	1	1.05mi
700 Aspen Dr Birmingham, AL	1.0	1.0	786	$1,045	$1.33	44d	1	1.06mi
1321 18th Ave S #1 Birmingham, AL	1.0	1.0	650	$871	$1.34	3d	1	1.08mi
2822 16th Pl S Birmingham, AL	2.0	1.0	914	$2,200	$2.41	16d	1	1.09mi
1144 16th Ave S Birmingham, AL	1.0–2.0	1.0–1.5	720	$1,119	$1.55	4d	6	1.09mi
741 Center Pl SW Birmingham, AL	3.0	1.0	1101	$1,250	$1.14	16d	1	1.11mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $91,499 Active 74 DOM
2. 2026-06-17
   days on market $91,499 Active 73 DOM
3. 2026-06-16
   days on market $91,499 Active 72 DOM
4. 2026-06-15
   days on market $91,499 Active 71 DOM
5. 2026-06-13
   days on market $91,499 Active 69 DOM
6. 2026-06-10
   days on market $91,499 Active 66 DOM
7. 2026-06-09
   days on market $91,499 Active 65 DOM
8. 2026-06-08
   days on market $91,499 Active 64 DOM
9. 2026-06-07
   days on market $91,499 Active 63 DOM
10. 2026-06-03
    days on market $91,499 Active 59 DOM
11. 2026-06-02
    days on market $91,499 Active 58 DOM
12. 2026-06-01
    days on market $91,499 Active 57 DOM
13. 2026-05-31
    days on market $91,499 Active 56 DOM
14. 2026-04-29
    status Active 808-char remark

    Show marketing remark (808 chars)

    Welcome to 838 Beacon Parkway-D, Birmingham, AL 35209! This charming 2-bedroom, 1-bath condo offers comfort, convenience, and an unbeatable location. Nestled in a prime area, you’ll enjoy quick access to shopping, dining, and entertainment, with the ability to reach anywhere in Birmingham within 15 minutes. Inside, the functional layout provides comfortable living spaces and well-sized bedrooms. The enclosed back patio offers a private retreat—perfect for relaxing, extra storage, or a flex space—and leads directly to the laundry area for added convenience. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this well-located condo is a fantastic find. Don’t miss your chance to own in one of Birmingham’s most accessible areas!

15. 2026-03-25
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Welcome to 838 Beacon Parkway-D, Birmingham, AL 35209! This charming 2-bedroom, 1-bath condo offers comfort, convenience, and an unbeatable location. Nestled in a prime area, you’ll enjoy quick access to shopping, dining, and entertainment, with the ability to reach anywhere in Birmingham within 15 minutes. Inside, the functional layout provides comfortable living spaces and well-sized bedrooms. The enclosed back patio offers a private retreat—perfect for relaxing, extra storage, or a flex space—and leads directly to the laundry area for added convenience. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this well-located condo is a fantastic find. Don’t miss your chance to own in one of Birmingham’s most accessible areas!

16. 2026-03-01
    listed $94,000 Active 808-char remark

    Show marketing remark (808 chars)

    Welcome to 838 Beacon Parkway-D, Birmingham, AL 35209! This charming 2-bedroom, 1-bath condo offers comfort, convenience, and an unbeatable location. Nestled in a prime area, you’ll enjoy quick access to shopping, dining, and entertainment, with the ability to reach anywhere in Birmingham within 15 minutes. Inside, the functional layout provides comfortable living spaces and well-sized bedrooms. The enclosed back patio offers a private retreat—perfect for relaxing, extra storage, or a flex space—and leads directly to the laundry area for added convenience. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this well-located condo is a fantastic find. Don’t miss your chance to own in one of Birmingham’s most accessible areas!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,533
• − Mortgage interest: −$5,125
• − Property taxes: −$1,372
• − Insurance: −$457
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,662
• Taxable income: $3,430
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $3,860/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 1-bath condo is in good condition with minor cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint touch-ups — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Light cleaning — A thorough cleaning can make the home more appealing to potential buyers or renters
• Both Update flooring — Replacing worn-out flooring can significantly improve the home's appearance and value
• Both Update kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters
• Both Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Light cleaning — A thorough cleaning can make the home more appealing to potential buyers or renters ↑
• Both Update flooring — Replacing worn-out flooring can significantly improve the home's appearance and value ↑
• Both Update kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters ↑
• Both Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 32,734
• Household income: $71,439
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1879.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Hispanic / Latino 7% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -472.07%
• Current HPI: 312.2185
• Rent YoY: ▲ 3.34%
• 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

3 events — show timeline

• 2026-04-29 Relisted — Greater Alabama MLS
• 2026-03-25 Pending — Greater Alabama MLS
• 2026-03-01 Listed $94,000 Greater Alabama MLS