400 11th St SW · Birmingham, AL 35211

$90,000

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 61 Days on market

Built 1940 0.35 ac lot $64/sqft · 50% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• 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

3BR/1BA rental at 400 11th Street SW, Birmingham 35211, generating $995/mo with lease expiring May 2026. Property features original hardwood floors throughout living areas, LVP kitchen flooring, a dedicated laundry room with a washer and dryer in place, a covered front porch, a fenced yard, electric central HVAC, and appliances. Occupied and cash flowing. Ideal for the buy-and-hold investor seeking immediate income with a near-term lease renewal to reposition at market rate. Priced for the investor buyer.

Key facts

• 0.35 acre lot
• Built 1940
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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); 154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 43% 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 $622 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 + 0.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 $70k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 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: 1.37% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.37%
• DSCR: 1.77
• GRM: 6.1

CMA / ARV

• ARV (median comp): $59,982
• List price: $90,000
• Delta: 50.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 12th St SW	0.14mi	3/2.0	1,408 (-0%)	7mo	$140,000	$99	84
1125 Fulton Ave SW	0.11mi	3/1.0	1,332 (-6%)	8mo	$75,000	$56	79
412 SW 12th St	0.13mi	3/1.0	1,526 (+8%)	8mo	$59,000	$39	73
1437 Woodland Ave SW	0.45mi	3/1.0	1,369 (-3%)	5mo	$53,000	$39	70
537 Princeton Ave SW	0.64mi	3/2.0	1,448 (+3%)	1mo	$173,900	$120	61
816 7th St	0.60mi	3/1.0	1,358 (-4%)	7mo	$15,000	$11	60
632 Fulton Ave SW	0.51mi	3/1.0	1,290 (-8%)	5mo	$23,900	$19	58
1324 Fulton Ave SW	0.30mi	3/2.0	1,232 (-13%)	8mo	$120,000	$97	55
920 6th Pl SW	0.71mi	3/1.0	1,484 (+5%)	6mo	$135,000	$91	53
501 5th St SW	0.74mi	3/1.0	1,537 (+9%)	2mo	$65,000	$42	49
1625 SW Alabama Ave	0.66mi	2/2.0 (-1)	1,290 (-8%)	2mo	$19,900	$15	44
900 4th Ave W	0.60mi	3/1.5	1,232 (-13%)	7mo	$115,000	$93	43

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $5,039
• Equity at exit: $13,419

10-year hold

• IRR: 11.9%
• Equity multiple: 1.81×
• Total profit: $20,356
• Equity at exit: $7,782

Cash invested: $25,200 (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: 154
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$472
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $365

Break-even live

Break-even rent $774

Max offer price $90,000

Occupancy floor 65%

Sensitivity live

Price	-10% $416	-5% $390	+0% $365	+5% $339	+10% $314
Rent	-10% $267	-5% $316	+0% $365	+5% $414	+10% $462
Rate	-1.0pp $410	-0.5pp $388	base $365	+0.5pp $341	+1.0pp $318

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	45d	1	0.02mi
1213 Alabama Ave SW Birmingham, AL	4.0	2.0	1616	$1,200	$0.74	45d	1	0.15mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	45d	1	0.17mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	45d	1	0.18mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	45d	1	0.20mi
1012 Cotton Ave SW Birmingham, AL	3.0	1.0	1232	$1,000	$0.81	45d	1	0.33mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	13d	1	0.38mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	4d	1	0.46mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,125	$0.88	25d	1	0.47mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	45d	1	0.52mi
608 Fulton Ave SW Birmingham, AL	3.0	1.0	1271	$1,300	$1.02	45d	1	0.56mi
1108 4th Ct W Birmingham, AL	3.0	2.0	1623	$1,125	$0.69	4d	1	0.66mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$930	$0.72	45d	1	0.70mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	20d	1	0.72mi
413 Fulton Ave SW Birmingham, AL	3.0	1.0	940	$525	$0.56	4d	1	0.74mi
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	45d	1	0.75mi
624 4th Ct W Birmingham, AL	3.0	1.5	992	$1,250	$1.26	45d	1	0.77mi
1230 4th Ter W Birmingham, AL	3.0	2.0	1540	$1,000	$0.65	45d	1	0.77mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,073	$0.85	3d	1	0.84mi
504 Francis Pl SW Birmingham, AL	3.0	2.0	1816	$1,223	$0.67	25d	1	0.85mi
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	3d	1	0.85mi
1136 15th St SW Birmingham, AL	4.0	2.0	1296	$1,395	$1.08	25d	1	0.86mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$1,075	$0.89	25d	1	0.86mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	45d	1	0.89mi
1609 Jefferson Ave SW Birmingham, AL	4.0	1.0	1572	$1,300	$0.83	4d	1	0.94mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	45d	1	0.95mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	45d	1	0.96mi
2920 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1800	$1,050	$0.58	25d	1	0.96mi
2309 Eufaula Ave Birmingham, AL	4.0	2.0	1454	$1,395	$0.96	25d	1	0.99mi
1204 15th Way SW Birmingham, AL	4.0	3.0	1715	$1,400	$0.82	45d	1	1.00mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	45d	1	1.00mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	3d	1	1.01mi
1256 15th St SW Birmingham, AL	3.0	1.0	1206	$1,300	$1.08	4d	1	1.01mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	25d	1	1.02mi
2304 Eufaula Ave Birmingham, AL	3.0	1.0	1381	$980	$0.71	45d	1	1.02mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	20d	1	1.03mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	45d	1	1.03mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	3d	1	1.09mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	4d	1	1.12mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	20d	1	1.16mi

Listing history 23 events

1. 2026-06-21
   days on market $90,000 Active 61 DOM
2. 2026-06-18
   days on market $90,000 Active 58 DOM
3. 2026-06-17
   days on market $90,000 Active 57 DOM
4. 2026-06-16
   days on market $90,000 Active 56 DOM
5. 2026-06-15
   days on market $90,000 Active 55 DOM
6. 2026-06-13
   days on market $90,000 Active 53 DOM
7. 2026-06-10
   days on market $90,000 Active 50 DOM
8. 2026-06-09
   days on market $90,000 Active 49 DOM
9. 2026-06-08
   days on market $90,000 Active 48 DOM
10. 2026-06-07
    days on market $90,000 Active 47 DOM
11. 2026-06-03
    days on market $90,000 Active 43 DOM
12. 2026-06-02
    days on market $90,000 Active 42 DOM
13. 2026-06-01
    days on market $90,000 Active 41 DOM
14. 2026-05-31
    days on market $90,000 Active 40 DOM
15. 2026-04-21
    listed $90,000 Active 510-char remark

    Show marketing remark (510 chars)

    3BR/1BA rental at 400 11th Street SW, Birmingham 35211, generating $995/mo with lease expiring May 2026. Property features original hardwood floors throughout living areas, LVP kitchen flooring, a dedicated laundry room with a washer and dryer in place, a covered front porch, a fenced yard, electric central HVAC, and appliances. Occupied and cash flowing. Ideal for the buy-and-hold investor seeking immediate income with a near-term lease renewal to reposition at market rate. Priced for the investor buyer.

16. 2025-05-04
    historical $945
17. 2025-05-01
    listed $945
18. 2025-01-22
    soldstatus $70,000
19. 2024-12-30
    soldstatus $72,000 Sold 230-char remark

    Show marketing remark (230 chars)

    Move in ready! This property has been incredibly well maintained. Potential to add a 4th bedroom. HVAC, Roof and Water heater all replaced in 2015. Freshly painted and fixed up prior to listing. Only thing left to do is move in!

20. 2024-12-18
    historical Contingent 230-char remark

    Show marketing remark (230 chars)

    Move in ready! This property has been incredibly well maintained. Potential to add a 4th bedroom. HVAC, Roof and Water heater all replaced in 2015. Freshly painted and fixed up prior to listing. Only thing left to do is move in!

21. 2024-12-10
    listed $75,000 Active 230-char remark

    Show marketing remark (230 chars)

    Move in ready! This property has been incredibly well maintained. Potential to add a 4th bedroom. HVAC, Roof and Water heater all replaced in 2015. Freshly painted and fixed up prior to listing. Only thing left to do is move in!

22. 2015-12-18
    soldstatus $52,000
23. 1991-08-01
    soldstatus $35,000

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $1,224 · $102/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 · 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: $14,829
• − Mortgage interest: −$5,041
• − Property taxes: −$1,224
• − Insurance: −$450
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,618
• Taxable income: $3,123
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,628/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

+157.1% since first listed

9 events — show timeline

• 2026-04-21 Listed $90,000 Greater Alabama MLS
• 2025-05-04 Rental Removed $945 TENANTTURNER2
• 2025-05-01 Listed for Rent $945 TENANTTURNER2
• 2025-01-22 Sold (Public Records) $70,000 Public Records
• 2024-12-30 Sold (MLS) $72,000 Greater Alabama MLS
• 2024-12-18 Contingent — Greater Alabama MLS
• 2024-12-10 Listed $75,000 Greater Alabama MLS
• 2015-12-18 Sold (Public Records) $52,000 Public Records
• 1991-08-01 Sold (Public Records) $35,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,224 · +1.0% YoY. Source: county tax records.