1541 18th St SW · Birmingham, AL 35211

$79,500

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 70 Days on market

Built 1955 6,969 sqft lot Est $63k · 26% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investors dream! Turnkey income producing property. This property is tenant occupied. Please do not disturb the tenants. Contracts are subject to court approval.

Key facts

• 6,969 sq ft lot
• Built 1955
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 85% FRL track the district average.
• 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); 52% 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 37% 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 $550 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.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $80k implies a 382% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1955 — 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: 1.34% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $63,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1524 Elm St SW	0.17mi	3/1.0 (+1)	960 (+3%)	1mo	$43,000	$45	81
1657 SW 18th Way	0.20mi	3/1.0 (+1)	912 (-2%)	9mo	$90,000	$99	75
1545 17th Pl SW	0.43mi	3/1.0 (+1)	920 (-1%)	4mo	$35,000	$38	70
117 E SW Ann Dr	0.39mi	3/1.0 (+1)	936 (+1%)	6mo	$65,000	$69	70
1311 18th Way SW	0.34mi	3/1.0 (+1)	979 (+6%)	4mo	$20,500	$21	66
1324 19th St SW	0.32mi	2/2.0	864 (-7%)	6mo	$83,500	$97	65
1228 19th Pl SW	0.40mi	3/1.0 (+1)	978 (+5%)	8mo	$66,500	$68	61
2436 Powderly Ave SW	0.66mi	2/1.0	966 (+4%)	2mo	$32,500	$34	60
1404 18th St SW	0.20mi	3/1.0 (+1)	1,030 (+11%)	9mo	$45,000	$44	60
1641 17th Pl SW	0.32mi	3/1.0 (+1)	1,010 (+9%)	8mo	$80,000	$79	59
1813 Jefferson Ave SW	0.48mi	2/1.0	816 (-12%)	0mo	$47,500	$58	57
1920 SW 15th Way	0.59mi	3/2.0 (+1)	972 (+5%)	7mo	$97,000	$100	50

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,194
• Equity at exit: $11,854

10-year hold

• IRR: 9.1%
• Equity multiple: 1.60×
• Total profit: $13,341
• Equity at exit: $6,874

Cash invested: $22,260 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,064 high
• Mortgage (P&I): −$417
• Tax from tax record: −$105 /mo · $1,266/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $285

Break-even live

Break-even rent $703

Max offer price $79,500

Occupancy floor 68%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1544 18th St SW Birmingham, AL	3.0	1.0	950	$1,130	$1.19	43d	1	0.02mi
1537 18th St SW Birmingham, AL	3.0	1.0	1049	$1,130	$1.08	43d	1	0.04mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	11d	1	0.14mi
1520 17th Way SW Birmingham, AL	3.0	1.0	900	$900	$1.00	21d	1	0.14mi
1252 18th Pl SW Birmingham, AL	3.0	1.0	950	$1,000	$1.05	16d	1	0.39mi
224 E Ann Dr SW Birmingham, AL	3.0	1.0	1026	$1,050	$1.02	23d	1	0.40mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	3d	1	0.41mi
1845 Henry Crumpton Dr Birmingham, AL	3.0	1.0	1000	$895	$0.90	3d	1	0.42mi
249 Gloria Rd SW Birmingham, AL	2.0	1.0	624	$800	$1.28	43d	1	0.44mi
1209 19th Pl SW Birmingham, AL	3.0	1.0	1050	$1,275	$1.21	43d	1	0.44mi
914 21st St SW Birmingham, AL	3.0	1.0	784	$1,200	$1.53	21d	1	0.72mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	23d	1	0.76mi
2432 Ishkooda Rd SW Birmingham, AL	3.0	1.0	1075	$1,150	$1.07	43d	1	0.84mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	43d	1	0.87mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	43d	1	0.94mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	23d	1	1.01mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	43d	1	1.04mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	1.06mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	43d	1	1.09mi
2113 Rambow Ave SW Birmingham, AL	2.0	1.0	838	$1,250	$1.49	43d	1	1.11mi
2028 Lee Ter SW Birmingham, AL	2.0	1.0	884	$695	$0.79	43d	1	1.12mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	3d	1	1.13mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	3d	1	1.13mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	43d	1	1.16mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	1.25mi
2300 31st St SW Unit ENSLEY2316 A Birmingham, AL	2.0	1.0	750	$1,000	$1.33	3d	1	1.26mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	43d	1	1.32mi
1933 Saint Charles Ct SW Birmingham, AL	3.0	1.0	1106	$1,050	$0.95	23d	1	1.32mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	43d	1	1.33mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	44d	1	1.34mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	43d	1	1.35mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	43d	1	1.36mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	43d	1	1.38mi
521 16th St SW Unit 523 Birmingham, AL	2.0	1.0	800	$800	$1.00	43d	1	1.41mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	580	$600	$1.03	11d	1	1.42mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	577	$700	$1.21	23d	1	1.42mi
914 14th St SW Unit A Birmingham, AL	1.0	1.0	577	$600	$1.04	23d	1	1.42mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	19d	1	1.43mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	800	$800	$1.00	11d	1	1.43mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	870	$800	$0.92	43d	1	1.43mi

Listing history 5 events

1. 2025-05-06
   status Pending
2. 2025-03-25
   price $79,500
3. 2025-02-24
   listed $97,500 Active
4. 2007-12-11
   soldstatus $16,500
5. 2001-02-27
   soldstatus $47,000

ⓘ 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: $1,266 · $105/mo
• Projected year-2 tax: $1,266 · $105/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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: $12,773
• − Mortgage interest: −$4,453
• − Property taxes: −$1,266
• − Insurance: −$398
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,313
• Taxable income: $2,300
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $2,873/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

+69.1% since first listed

5 events — show timeline

• 2025-05-06 Pending — Greater Alabama MLS
• 2025-03-25 Price Changed $79,500 Greater Alabama MLS
• 2025-02-24 Listed $97,500 Greater Alabama MLS
• 2007-12-11 Sold (Public Records) $16,500 Public Records
• 2001-02-27 Sold (Public Records) $47,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,266 · +0.0% YoY. Source: county tax records.