937 21st St SW · Birmingham, AL 35211

$89,900

3 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 20 Days on market

Built 1950 7,840 sqft lot

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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 +8.4/10.0
• 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

Nice starter home or a great investment property. This all brick 3 bedroom 1 bath home has been updated with newer paint, flooring and HVAC. Home has a second building, also all brick, in back.

Key facts

• All brick
• Updated flooring
• Updated hvac

Tags

• ALL BRICK
• UPDATED WITH NEWER PAINT
• UPDATED FLOORING
• UPDATED HVAC

Property features AI

Finance

• Other: Lot size approximately 0.18 acres; Subdivision: Maplehurst
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability (provider TBD)
• Home design: Single-story living spaces (all listed rooms on main level); Existing construction; 4-side brick exterior
• Construction: Crawl space foundation
• Exterior features: Open patio; Storage building; No pool; No garden/yard features listed; Not waterfront

Interior

• Kitchen: Laminate countertops; Kitchen on main level
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood and laminate flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: Other (see remarks); No special interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on the main level in a closet

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 $368 ($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: $89k (1.5% 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-, 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: West End Academy (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 503 students, 81% FRL); Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 83% FRL track the district average.
• Market conditions: Rents soft (-0.0%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• 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 $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 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $50,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 18th Place Ln SW	0.34mi	3/2.0	1,152 (+3%)	3mo	$100,833	$88	73
2526 SW Lee Ave	0.39mi	3/1.5	1,095 (-2%)	6mo	$18,000	$16	71
1744 Lincoln Pl SW	0.56mi	3/1.0	1,140 (+2%)	1mo	$99,000	$87	70
1311 18th Way SW	0.30mi	3/1.0	979 (-13%)	4mo	$20,500	$21	61
1228 19th Pl SW	0.26mi	3/1.0	978 (-13%)	8mo	$66,500	$68	60
1657 19th Pl	0.69mi	3/1.0	1,074 (-4%)	3mo	$40,000	$37	58
2200 Fulton Ave SW	0.53mi	2/1.0 (-1)	1,205 (+7%)	7mo	$42,000	$35	53
213 SW 22nd St	0.47mi	3/1.0	1,260 (+12%)	8mo	$110,000	$87	51
2724 Lee Ave SW	0.52mi	3/1.0	960 (-14%)	1mo	$72,000	$75	51
201 21st St SW	0.51mi	3/2.0	1,258 (+12%)	8mo	$30,000	$24	46
1524 Elm St SW	0.70mi	3/1.0	960 (-14%)	1mo	$43,000	$45	42
4929 Avenue R	0.73mi	2/1.0 (-1)	962 (-14%)	5mo	$43,000	$45	33

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: 5.7%
• Equity multiple: 1.21×
• Total profit: $5,363
• Equity at exit: $13,404

10-year hold

• IRR: 12.3%
• Equity multiple: 1.84×
• Total profit: $21,214
• Equity at exit: $7,773

Cash invested: $25,172 (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: 155
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$471
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $368

Break-even live

Break-even rent $739

Max offer price $89,900

Occupancy floor 64%

Sensitivity live

Price	-10% $419	-5% $394	+0% $368	+5% $343	+10% $318
Rent	-10% $273	-5% $321	+0% $368	+5% $416	+10% $464
Rate	-1.0pp $414	-0.5pp $391	base $368	+0.5pp $345	+1.0pp $321

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: $22,475
• Closing costs: $2,697
• 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	23d	1	0.09mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	46d	1	0.19mi
2304 Beulah Ave SW Birmingham, AL	3.0	1.0	1283	$1,025	$0.80	4d	1	0.21mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	5d	1	0.24mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	18d	1	0.27mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	46d	1	0.28mi
1319 18th Way SW Birmingham, AL	4.0	2.0	1337	$1,345	$1.01	26d	1	0.29mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	26d	1	0.39mi
312 25th St SW Birmingham, AL	4.0	1.0	1159	$1,000	$0.86	26d	1	0.42mi
2026 Lee Ct SW Birmingham, AL	3.0	1.0	1204	$1,100	$0.91	46d	1	0.42mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	46d	1	0.43mi
2409 Garrison Ave SW Birmingham, AL	4.0	2.0	1000	$1,295	$1.29	46d	1	0.45mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	46d	1	0.47mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	46d	1	0.51mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	5d	1	0.51mi
1000 17th Pl SW Birmingham, AL	3.0	2.0	1200	$1,275	$1.06	21d	1	0.56mi
2904 Garrison Ave SW Birmingham, AL	4.0	2.0	952	$1,050	$1.10	26d	1	0.59mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	46d	1	0.60mi
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	46d	1	0.60mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	23d	1	0.61mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	14d	1	0.61mi
1734 Lee Ave SW Birmingham, AL	4.0	1.0	1142	$1,150	$1.01	21d	1	0.61mi
709 30th St SW Birmingham, AL	3.0	1.0	1273	$1,000	$0.79	46d	1	0.63mi
2128 Mayfield Ave SW Birmingham, AL	3.0	1.0	1196	$1,200	$1.00	26d	1	0.65mi
1728 Princeton Ave SW Birmingham, AL	4.0	2.0	1334	$1,300	$0.97	46d	1	0.65mi
1816 Saint Charles Ave SW Birmingham, AL	3.0	1.0	1395	$1,295	$0.93	26d	1	0.69mi
1669 19th Pl SW Birmingham, AL	4.0	2.0	1373	$1,325	$0.97	26d	1	0.71mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	26d	1	0.72mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	46d	1	0.76mi
2516 Powderly Ave SW Birmingham, AL	3.0	1.0	1236	$1,050	$0.85	46d	1	0.79mi
1620 Alemeda Ave SW Birmingham, AL	3.0	2.0	1314	$1,295	$0.99	4d	1	0.82mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	46d	1	0.84mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	26d	1	0.84mi
4825 Avenue S Birmingham, AL	3.0	1.0	1310	$1,050	$0.80	18d	1	0.85mi
2005 Snavely Ave SW Birmingham, AL	3.0	2.0	1380	$1,150	$0.83	46d	1	0.87mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	46d	1	0.88mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	46d	1	0.89mi
3116 Steiner Ave SW Birmingham, AL	3.0	1.0	1362	$1,200	$0.88	46d	1	0.91mi
4801 Avenue S Birmingham, AL	3.0	1.0	1310	$1,000	$0.76	46d	1	0.91mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	46d	1	0.91mi

Listing history 13 events

1. 2026-06-22
   days on market $89,900 Active 20 DOM
2. 2026-06-21
   days on market $89,900 Active 19 DOM
3. 2026-06-18
   days on market $89,900 Active 16 DOM
4. 2026-06-17
   days on market $89,900 Active 15 DOM
5. 2026-06-16
   days on market $89,900 Active 14 DOM
6. 2026-06-15
   days on market $89,900 Active 13 DOM
7. 2026-06-13
   days on market $89,900 Active 11 DOM
8. 2026-06-10
   days on market $89,900 Active 8 DOM
9. 2026-06-09
   days on market $89,900 Active 7 DOM
10. 2026-06-08
    days on market $89,900 Active 6 DOM
11. 2026-06-07
    days on market $89,900 Active 5 DOM
12. 2026-06-03
    remarks 193-char remark
13. 2026-06-03
    listed $89,900 Active 1 DOM

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $903 · $75/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: $14,471
• − Mortgage interest: −$5,036
• − Property taxes: −$903
• − Insurance: −$450
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,615
• Taxable income: $3,152
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,665/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

• 2026-06-02 Listed $89,900 Greater Alabama MLS

Property tax history

+12.8%/yr

Latest (2025): $903 · -0.2% YoY. Source: county tax records.