2117 Avenue J · Birmingham, AL 35218

$15,000

None bd · 1.0 ba · 1,685 sqft · SingleFamily public records · 34 Days on market

Built 1928

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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
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Rehab Duplex Opportunity near the Crossplex and Rec Center! Utilities on site. Use the existing structure to obtain a renovation loan, or demolish and build from the ground up. 6 minutes from the Bham Crossplex & Starbucks, blocks away from the Ensley Rec Center & restaurants, and 3 minutes from the library. Fantastic opportunity located minutes from downtown Birmingham!

Key facts

• Built 1928
• Listed 34 days

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 67.9% 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: Minor Elementary School (math 0% / reading 14%, grade F, #601 of 627 statewide, top 98%, 454 students, 90% FRL).
• Market conditions: 50 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); 50% 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).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $104 of loan paydown is wiped out by about $231 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 (-1.5% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($15k) 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 $9k; list at $15k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1928 — 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. 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?
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: 7.47% ✓
• Cap rate: 67.88%
• Cash-on-cash: 219.94%
• DSCR: 10.79
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $94,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1426 19th St	0.24mi	5/2.0	1,743 (+3%)	10mo	$190,000	$109	71
1468 Pike Rd	0.34mi	5/2.0	1,729 (+3%)	6mo	$89,500	$52	70
2722 Avenue I	0.44mi	4/1.0	1,578 (-6%)	3mo	$100,000	$63	67
1422 Avenue J	0.49mi	3/2.0	1,692 (+0%)	14mo	$91,340	$54	61
2623 Avenue J	0.35mi	3/1.0	1,540 (-9%)	10mo	$40,000	$26	61
1633 29th St	0.61mi	3/1.5	1,658 (-2%)	8mo	$105,000	$63	60
1611 31st Street Ensley	0.72mi	4/1.0	1,710 (+2%)	9mo	$90,000	$53	57
1701 Avenue I	0.33mi	4/2.0	1,509 (-10%)	8mo	$72,500	$48	56
2705 Avenue F	0.48mi	4/1.0	1,531 (-9%)	13mo	$98,156	$64	52
1514 31st Street Ensley	0.65mi	4/1.0	1,600 (-5%)	12mo	$90,000	$56	51
3105 Avenue J	0.66mi	4/2.0	1,434 (-15%)	3mo	$175,000	$122	38
1319 Court R	0.65mi	3/2.0	1,450 (-14%)	6mo	$39,900	$28	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.32×
• Total profit: $47,562
• Equity at exit: $3,236

10-year hold

• IRR: —
• Equity multiple: 26.12×
• Total profit: $105,504
• Equity at exit: $3,080

Cash invested: $4,200 (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 35218

• Home prices YoY: -0.9%
• Active inventory: 50
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$79
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $770

Break-even live

Break-even rent $145

Max offer price $15,000

Occupancy floor 26%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Avenue I Unit I Birmingham, AL	3.0	1.0	1140	$1,200	$1.05	3d	1	0.32mi
820 17th Street Ensley Birmingham, AL	3.0	2.0	1336	$1,250	$0.94	43d	1	0.35mi
1521 27th Street Ensley Birmingham, AL	3.0	2.0	1120	$1,000	$0.89	43d	1	0.45mi
1616 28th Street Ensley Birmingham, AL	3.0	1.0	1081	$1,100	$1.02	43d	1	0.53mi
1825 18th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1316	$1,123	$0.85	43d	1	0.53mi
2711 Avenue E Birmingham, AL	2.0	1.0	1560	$800	$0.51	43d	1	0.56mi
2908 Avenue I Unit I Ensley, AL	3.0	1.0	1383	$1,025	$0.74	23d	1	0.56mi
1545 29th Street Ensley Birmingham, AL	3.0	1.5	1331	$1,200	$0.90	43d	1	0.57mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	1d	1	0.57mi
1313 Pike Rd Birmingham, AL	3.0	1.0	1437	$975	$0.68	43d	1	0.60mi
1633 29th Street Ensley Birmingham, AL	3.0	2.0	1658	$1,200	$0.72	43d	1	0.61mi
1402 Avenue E Birmingham, AL	3.0	3.0	1519	$1,273	$0.84	15d	1	0.65mi
3100 Avenue J Birmingham, AL	3.0	1.0	1409	$1,000	$0.71	10d	1	0.67mi
2426 Avenue U Unit U Birmingham, AL	3.0	2.0	1260	$1,175	$0.93	19d	1	0.73mi
1301 32nd Street Ensley Birmingham, AL	3.0	1.0	1200	$975	$0.81	43d	1	0.74mi
3201 Avenue E Birmingham, AL	3.0	1.0	1056	$925	$0.88	43d	1	0.82mi
2037 26th Street Ensley Birmingham, AL	3.0	1.0	1074	$995	$0.93	43d	1	0.83mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	43d	1	0.85mi
1417 34th Street Ensley Birmingham, AL	3.0	1.0	1103	$1,025	$0.93	43d	1	0.88mi
1306 35th Street Ensley Birmingham, AL	3.0	2.0	1100	$1,173	$1.07	3d	1	0.92mi
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	23d	1	0.93mi
3009 Prince Ave Birmingham, AL	3.0	2.0	1176	$1,095	$0.93	23d	1	0.98mi
3221 Avenue S Birmingham, AL	3.0	2.0	1190	$1,250	$1.05	23d	1	0.99mi
1420 Warrior Rd Birmingham, AL	3.0	1.0	1061	$1,050	$0.99	43d	1	0.99mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	1d	1	1.01mi
3517 Avenue F Birmingham, AL	3.0	2.0	1155	$1,200	$1.04	43d	1	1.03mi
2528 25th Street Ensley Birmingham, AL	3.0	1.0	1563	$1,100	$0.70	43d	1	1.06mi
1520 41st Street Ensley Birmingham, AL	3.0	2.0	1068	$1,195	$1.12	43d	1	1.07mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	43d	1	1.11mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	3d	1	1.11mi
2621 20th Street Ensley Birmingham, AL	3.0	1.0	1117	$1,295	$1.16	43d	1	1.14mi
4105 Avenue Q Unit Q Birmingham, AL	3.0	3.0	1760	$1,250	$0.71	3d	1	1.15mi
725 Avenue G Unit G Birmingham, AL	3.0	1.0	1926	$1,175	$0.61	23d	1	1.19mi
1617 42nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1413	$1,030	$0.73	15d	1	1.19mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	23d	1	1.25mi
1607 43rd Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1435	$1,150	$0.80	23d	1	1.26mi
4612 Terrace S Birmingham, AL	3.0	1.0	1612	$1,050	$0.65	43d	1	1.28mi
1604 44th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1100	$1,200	$1.09	23d	1	1.29mi
1509 44th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1260	$1,123	$0.89	11d	1	1.30mi
1720 Cullman Ave Unit 2 Birmingham, AL	3.0	1.0	1174	$899	$0.77	21d	1	1.31mi

Listing history 19 events

1. 2026-06-18
   days on market $15,000 Active 34 DOM
2. 2026-06-17
   days on market $15,000 Active 33 DOM
3. 2026-06-16
   days on market $15,000 Active 32 DOM
4. 2026-06-15
   days on market $15,000 Active 31 DOM
5. 2026-06-13
   days on market $15,000 Active 29 DOM
6. 2026-06-10
   days on market $15,000 Active 26 DOM
7. 2026-06-09
   days on market $15,000 Active 25 DOM
8. 2026-06-08
   days on market $15,000 Active 24 DOM
9. 2026-06-07
   days on market $15,000 Active 23 DOM
10. 2026-06-03
    days on market $15,000 Active 19 DOM
11. 2026-06-02
    days on market $15,000 Active 18 DOM
12. 2026-06-01
    days on market $15,000 Active 17 DOM
13. 2026-05-31
    days on market $15,000 Active 16 DOM
14. 2026-03-13
    status Pending
15. 2026-02-27
    listed $15,000 Active
16. 2025-05-23
    soldstatus $8,900 Sold 385-char remark

    Show marketing remark (385 chars)

    Rehab Duplex Opportunity near the Crossplex and Rec Center! Utilities on site. Use the existing structure to obtain a renovation loan, or demolish and build from the ground up. 6 minutes from the Bham Crossplex & Starbucks, blocks away from the Ensley Rec Center & restaurants, and 3 minutes from the library. Fantastic opportunity located minutes from downtown Birmingham!

17. 2025-05-13
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Rehab Duplex Opportunity near the Crossplex and Rec Center! Utilities on site. Use the existing structure to obtain a renovation loan, or demolish and build from the ground up. 6 minutes from the Bham Crossplex & Starbucks, blocks away from the Ensley Rec Center & restaurants, and 3 minutes from the library. Fantastic opportunity located minutes from downtown Birmingham!

18. 2025-05-06
    price $10,000 385-char remark

    Show marketing remark (385 chars)

    Rehab Duplex Opportunity near the Crossplex and Rec Center! Utilities on site. Use the existing structure to obtain a renovation loan, or demolish and build from the ground up. 6 minutes from the Bham Crossplex & Starbucks, blocks away from the Ensley Rec Center & restaurants, and 3 minutes from the library. Fantastic opportunity located minutes from downtown Birmingham!

19. 2025-04-23
    listed $14,900 Active 385-char remark

    Show marketing remark (385 chars)

    Rehab Duplex Opportunity near the Crossplex and Rec Center! Utilities on site. Use the existing structure to obtain a renovation loan, or demolish and build from the ground up. 6 minutes from the Bham Crossplex & Starbucks, blocks away from the Ensley Rec Center & restaurants, and 3 minutes from the library. Fantastic opportunity located minutes from downtown Birmingham!

ⓘ 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: $360 · $30/mo
• Projected year-2 tax: $360 · $30/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 ≥107°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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,438
• − Mortgage interest: −$840
• − Property taxes: −$360
• − Insurance: −$75
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$436
• Taxable income: $9,577
• Est. tax owed @ 24.0%: −$2,298
• After-tax cash flow: $6,939/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): 6,981
• Household income: $30,739
• Rent vs Own: 63.9% rent · 36.1% own
• Severe rent burden: 621.0

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 (76%)
• Race & ethnicity: Black 76% Two or more races 17% White 5% Hispanic / Latino 4%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 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: ▼ -1.54%
• Current HPI: 170.4053
• 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

+0.7% since first listed

6 events — show timeline

• 2026-03-13 Pending — Greater Alabama MLS
• 2026-02-27 Listed $15,000 Greater Alabama MLS
• 2025-05-23 Sold (MLS) $8,900 Greater Alabama MLS
• 2025-05-13 Pending — Greater Alabama MLS
• 2025-05-06 Price Changed $10,000 Greater Alabama MLS
• 2025-04-23 Listed $14,900 Greater Alabama MLS

Property tax history

+6.0%/yr

Latest (2025): $360 · +0.0% YoY. Source: county tax records.