1868 Saint Charles Ct · Birmingham, AL 35211

$65,000

3 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 179 Days on market

Built 1945 6,534 sqft lot $64/sqft · 11% above area Est $59k · 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• ARV discount +2.7/15.0
• 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

This property is a must see! Glistening hardwood floors, a large Dining Room and updated Bathroom, are just a few of the amenities that you'll find here. Call and schedule your appointment to view this property today! Seller is not willing to entertain Owner Held Mortgage offers.

Key facts

• Large dining room
• Hardwood floors
• Updated bathroom

Tags

• HARDWOOD FLOORS
• LARGE DINING ROOM
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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-, 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 at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 41% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1945 — 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: 1.85% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.52%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $58,685
• List price: $65,000
• Delta: 10.76%
• 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
1925 Woodland Ave SW	0.22mi	3/1.0	1,011 (-1%)	14mo	$21,000	$21	76
530 19th St SW	0.28mi	2/1.0 (-1)	990 (-3%)	14mo	$62,000	$63	65
208 22nd St SW	0.39mi	2/1.0 (-1)	926 (-9%)	1mo	$57,000	$62	60
4929 Terrace R	0.67mi	3/1.0	1,000 (-2%)	14mo	$55,000	$55	53
4732 Terrace	0.66mi	3/1.0	1,125 (+10%)	0mo	$29,500	$26	52
700 18th Place Ln SW	0.43mi	3/2.0	1,152 (+13%)	3mo	$100,833	$88	52
1825 Madison Ave SW	0.30mi	3/1.0	887 (-13%)	15mo	$117,000	$132	52
704 18th Way Ln SW	0.46mi	3/2.0	1,128 (+10%)	13mo	$119,900	$106	47
1651 Waco Ave SW	0.41mi	4/1.0 (+1)	1,153 (+13%)	12mo	$65,000	$56	44
4813 Court	0.64mi	3/1.0	1,118 (+9%)	15mo	$48,000	$43	42
2136 47th St W	0.61mi	2/1.0 (-1)	892 (-13%)	4mo	$12,000	$13	42
1736 Jefferson Ave SW	0.75mi	3/1.0	871 (-15%)	11mo	$116,000	$133	31

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: 25.4%
• Equity multiple: 2.01×
• Total profit: $18,346
• Equity at exit: $9,692

10-year hold

• IRR: 31.2%
• Equity multiple: 3.43×
• Total profit: $44,136
• Equity at exit: $5,620

Cash invested: $18,200 (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: 152
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$341
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $508

Break-even live

Break-even rent $556

Max offer price $65,000

Occupancy floor 53%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	24d	1	0.17mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	24d	1	0.18mi
1800 Woodland Ave SW Birmingham, AL	4.0	1.0	1411	$1,195	$0.85	2d	1	0.23mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	44d	1	0.29mi
132 17th St SW Birmingham, AL	2.0	1.0	738	$945	$1.28	44d	1	0.30mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	44d	1	0.32mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	19d	1	0.35mi
1645 Woodland Ave SW Birmingham, AL	4.0	2.0	1298	$1,300	$1.00	19d	1	0.36mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	3d	1	0.40mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	44d	1	0.41mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	24d	1	0.48mi
521 16th St SW Unit 523 Birmingham, AL	2.0	1.0	800	$800	$1.00	44d	1	0.51mi
2017 48th Street Ensley Birmingham, AL	3.0	2.0	1383	$1,250	$0.90	44d	1	0.52mi
2133 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1308	$1,300	$0.99	44d	1	0.56mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	3d	1	0.62mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	44d	1	0.64mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	24d	1	0.65mi
1501 Princeton Ave SW Birmingham, AL	3.0	2.0	1260	$1,350	$1.07	44d	1	0.65mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	19d	1	0.66mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	0.67mi
4825 Avenue S Birmingham, AL	3.0	1.0	1310	$1,050	$0.80	16d	1	0.68mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	44d	1	0.68mi
914 21st St SW Birmingham, AL	3.0	1.0	784	$1,200	$1.53	21d	1	0.69mi
4736 Court S Birmingham, AL	3.0	1.5	1300	$1,200	$0.92	3d	1	0.70mi
4732 Court S Birmingham, AL	3.0	1.0	1372	$1,100	$0.80	44d	1	0.70mi
4801 Avenue S Birmingham, AL	3.0	1.0	1310	$1,000	$0.76	44d	1	0.70mi
4637 Court S Birmingham, AL	3.0	1.0	1225	$975	$0.80	2d	1	0.76mi
2520 Avenue U Unit A Birmingham, AL	4.0	1.0	1260	$1,200	$0.95	44d	1	0.79mi
2329 30th Street Ensley Birmingham, AL	2.0	1.0	917	$990	$1.08	24d	1	0.81mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	2d	1	0.82mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	44d	1	0.83mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	44d	1	0.84mi
2421 29th Street Ensley Unit C Birmingham, AL	2.0	1.0	950	$703	$0.74	24d	1	0.85mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	2d	1	0.87mi
4724 Court R Birmingham, AL	2.0	1.0	1016	$895	$0.88	14d	1	0.89mi
3009 Prince Ave Birmingham, AL	3.0	2.0	1176	$1,095	$0.93	24d	1	0.90mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	0.90mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	44d	1	0.90mi
3221 Avenue S Birmingham, AL	3.0	2.0	1190	$1,250	$1.05	24d	1	0.92mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	2d	1	0.92mi

Listing history 25 events

1. 2026-06-18
   days on market $65,000 Active 179 DOM
2. 2026-06-17
   days on market $65,000 Active 178 DOM
3. 2026-06-16
   days on market $65,000 Active 177 DOM
4. 2026-06-15
   days on market $65,000 Active 176 DOM
5. 2026-06-13
   pricedays on market $65,000 Active 174 DOM
6. 2026-06-10
   days on market $72,000 Active 171 DOM
7. 2026-06-09
   days on market $72,000 Active 170 DOM
8. 2026-06-08
   days on market $72,000 Active 169 DOM
9. 2026-06-07
   days on market $72,000 Active 168 DOM
10. 2026-06-03
    days on market $72,000 Active 164 DOM
11. 2026-06-02
    days on market $72,000 Active 163 DOM
12. 2026-06-01
    days on market $72,000 Active 162 DOM
13. 2026-05-31
    days on market $72,000 Active 161 DOM
14. 2026-03-05
    price $72,000 280-char remark

    Show marketing remark (280 chars)

    This property is a must see! Glistening hardwood floors, a large Dining Room and updated Bathroom, are just a few of the amenities that you'll find here. Call and schedule your appointment to view this property today! Seller is not willing to entertain Owner Held Mortgage offers.

15. 2025-12-19
    listed $79,900 Active 280-char remark

    Show marketing remark (280 chars)

    This property is a must see! Glistening hardwood floors, a large Dining Room and updated Bathroom, are just a few of the amenities that you'll find here. Call and schedule your appointment to view this property today! Seller is not willing to entertain Owner Held Mortgage offers.

16. 2025-02-04
    price $84,900
17. 2021-05-04
    soldstatus $86,500
18. 2021-04-30
    soldstatus $88,500 Sold
19. 2021-03-24
    historical Contingent
20. 2021-03-08
    listed $87,500 Active
21. 2021-01-14
    soldstatus $35,000 Sold
22. 2020-12-31
    historical Contingent
23. 2020-12-21
    listed $35,000 Active
24. 2020-01-02
    price $30,500
25. 2019-09-12
    price $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: $854 · $71/mo
• Projected year-2 tax: $854 · $71/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: $14,393
• − Mortgage interest: −$3,641
• − Property taxes: −$854
• − Insurance: −$325
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,891
• Taxable income: $5,379
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $4,810/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

+105.7% since first listed

12 events — show timeline

• 2026-03-05 Price Changed $72,000 Greater Alabama MLS
• 2025-12-19 Listed $79,900 Greater Alabama MLS
• 2025-02-04 Price Changed $84,900 Greater Alabama MLS
• 2021-05-04 Sold (Public Records) $86,500 Public Records
• 2021-04-30 Sold (MLS) $88,500 Greater Alabama MLS
• 2021-03-24 Contingent — Greater Alabama MLS
• 2021-03-08 Listed $87,500 Greater Alabama MLS
• 2021-01-14 Sold (MLS) $35,000 Greater Alabama MLS
• 2020-12-31 Contingent — Greater Alabama MLS
• 2020-12-21 Listed $35,000 Greater Alabama MLS
• 2020-01-02 Price Changed $30,500 Greater Alabama MLS
• 2019-09-12 Price Changed $35,000 Greater Alabama MLS

Property tax history

+1.7%/yr

Latest (2025): $854 · +0.0% YoY. Source: county tax records.