820 19th St SW · Birmingham, AL 35211

$17,000

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 290 Days on market

Built 1920 3,920 sqft lot $17/sqft · 66% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Selling agent to verify all information important to you buyer. This home will need repairs,

Key facts

• 3,920 sq ft lot
• Built 1920
• Listed 289 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.
• Cap rate 61.0% 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 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 39% 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 $118 of loan paydown is wiped out by about $510 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $14,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 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 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 6.68% ✓
• Cap rate: 61.02%
• Cash-on-cash: 195.45%
• DSCR: 9.70
• GRM: 1.2

CMA / ARV

• ARV (median comp): $49,665
• List price: $17,000
• Delta: -65.77%
• 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
1311 18th Way SW	0.38mi	3/1.0	979 (-1%)	4mo	$20,500	$21	77
1228 19th Pl SW	0.41mi	3/1.0	978 (-1%)	8mo	$66,500	$68	73
2724 Lee Ave SW	0.63mi	3/1.0	960 (-3%)	1mo	$72,000	$75	64
208 22nd St SW	0.44mi	2/1.0 (-1)	926 (-6%)	1mo	$57,000	$62	63
1404 18th St SW	0.52mi	3/1.0	1,030 (+4%)	9mo	$45,000	$44	62
1524 Elm St SW	0.74mi	3/1.0	960 (-3%)	1mo	$43,000	$45	60
1545 17th Pl SW	0.65mi	3/1.0	920 (-7%)	4mo	$35,000	$38	55
2526 SW Lee Ave	0.50mi	3/1.5	1,095 (+11%)	6mo	$18,000	$16	52
1516 16th Way SW	0.71mi	3/1.0	1,038 (+5%)	9mo	$125,000	$120	51
340 SW 22nd St SW	0.28mi	2/1.0 (-1)	846 (-14%)	8mo	$25,000	$30	51
1928 Princeton Ct	0.49mi	2/1.0 (-1)	850 (-14%)	2mo	$26,000	$31	47
1324 19th St SW	0.45mi	2/2.0 (-1)	864 (-13%)	6mo	$83,500	$97	44

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: —
• Equity multiple: 10.10×
• Total profit: $43,316
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 19.60×
• Total profit: $88,526
• Equity at exit: $1,470

Cash invested: $4,760 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$89
• Tax from tax record: −$25 /mo · $301/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $775

Break-even live

Break-even rent $154

Max offer price $17,000

Occupancy floor 27%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 21st St SW Birmingham, AL	3.0	1.0	784	$1,200	$1.53	21d	1	0.17mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	16d	1	0.33mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	44d	1	0.33mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	44d	1	0.35mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	24d	1	0.37mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	0.39mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	44d	1	0.42mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	3d	1	0.46mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	0.52mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	44d	1	0.54mi
2409 Garrison Ave SW Birmingham, AL	4.0	2.0	1000	$1,295	$1.29	44d	1	0.60mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	24d	1	0.62mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	12d	1	0.66mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	21d	1	0.66mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	44d	1	0.68mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	44d	1	0.69mi
2904 Garrison Ave SW Birmingham, AL	4.0	2.0	952	$1,050	$1.10	24d	1	0.73mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	44d	1	0.82mi
521 16th St SW Unit 523 Birmingham, AL	2.0	1.0	800	$800	$1.00	44d	1	0.82mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	44d	1	0.87mi
132 17th St SW Birmingham, AL	2.0	1.0	738	$945	$1.28	44d	1	0.87mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	44d	1	0.90mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	44d	1	0.92mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	44d	1	0.99mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	44d	1	1.02mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	24d	1	1.02mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	3d	1	1.02mi
4724 Court R Birmingham, AL	2.0	1.0	1016	$895	$0.88	15d	1	1.03mi
916 14th St SW Unit A Birmingham, AL	2.0	1.0	870	$800	$0.92	24d	1	1.03mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	800	$800	$1.00	12d	1	1.03mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	870	$800	$0.92	44d	1	1.03mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	19d	1	1.05mi
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	24d	1	1.11mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	44d	1	1.11mi
1845 Henry Crumpton Dr Birmingham, AL	3.0	1.0	1000	$895	$0.90	3d	1	1.12mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	44d	1	1.13mi
249 Gloria Rd SW Birmingham, AL	2.0	1.0	624	$800	$1.28	44d	1	1.15mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	44d	1	1.15mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	1.19mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	1.26mi

Listing history 3 events

1. 2026-06-01
   days on market $17,000 Active 290 DOM
2. 2026-05-31
   days on market $17,000 Active 289 DOM
3. 2025-08-15
   listed $17,000 Active 92-char remark

   Show marketing remark (92 chars)

   Selling agent to verify all information important to you buyer. This home will need repairs,

ⓘ 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: $301 · $25/mo
• Projected year-2 tax: $301 · $25/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 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: $13,619
• − Mortgage interest: −$952
• − Property taxes: −$301
• − Insurance: −$85
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$495
• Taxable income: $9,607
• Est. tax owed @ 24.0%: −$2,306
• After-tax cash flow: $6,998/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

1 event — show timeline

• 2025-08-15 Listed $17,000 Greater Alabama MLS