112 13th Ave N · Birmingham, AL 35204

$97,500

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 94 Days on market

Built 1957 7,405 sqft lot $113/sqft · 112% above area Est $104k · 6% under

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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 +18.3/30.0
• ARV discount +10.3/15.0
• DSCR +5.8/10.0
• Appreciation +5.3/10.0
• 1% rule +4.3/10.0
• 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

What a cute home! Come see this 3 bedroom updated home ready for a new owner. This one has been freshly painted, updated bath, flooring and more! Come see it today!

Key facts

• 7,405 sq ft lot
• Built 1957
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (6.6% below list).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.

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: 65 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 31% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($674 loan paydown + $625 appreciation (0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 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 $29k; list at $98k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,725 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 0.93% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $104,008
• List price: $97,500
• Delta: -6.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 15th Ave W	0.21mi	2/1.0 (-1)	875 (+1%)	3mo	$56,000	$64	77
409 N 15th Ter	0.41mi	3/1.0	925 (+7%)	19mo	$90,000	$97	49
217 N 14th Ct	0.29mi	3/1.0	960 (+11%)	18mo	$45,000	$47	49

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

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.21×
• Total profit: $5,842
• Equity at exit: $31,476

10-year hold

• IRR: 9.0%
• Equity multiple: 2.05×
• Total profit: $28,660
• Equity at exit: $40,464

Cash invested: $27,300 (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 35204

• Home prices YoY: 0.3%
• Active inventory: 65
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $910 high
• Mortgage (P&I): −$511
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $90

Break-even live

Break-even rent $797

Max offer price $97,500

Occupancy floor 85%

Sensitivity live

Price	-10% $145	-5% $118	+0% $90	+5% $62	+10% $35
Rent	-10% $18	-5% $54	+0% $90	+5% $126	+10% $162
Rate	-1.0pp $139	-0.5pp $115	base $90	+0.5pp $65	+1.0pp $39

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1153 2nd St N Birmingham, AL	3.0	1.0	1056	$1,150	$1.09	20d	1	0.26mi
1500 12th St N Birmingham, AL	2.0	1.0	750	$800	$1.07	24d	1	0.58mi
517 11th Ct W Birmingham, AL	2.0	1.0	970	$795	$0.82	45d	1	0.71mi
1305 16th St N Unit 1305 D Birmingham, AL	2.0	1.0	825	$595	$0.72	24d	1	0.76mi
1113 15th St N Birmingham, AL	2.0	1.0	700	$880	$1.26	45d	2	0.83mi
1802 14th Ct N Birmingham, AL	2.0	1.0	700	$850	$1.21	20d	1	0.84mi
1906 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.90mi
2012 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	11d	1	0.93mi
2010 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	11d	1	0.93mi
2004 18th Pl N Unit 2004 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.93mi
1994 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.93mi
1954 18th Pl N Birmingham, AL	2.0	1.0	900	$975	$1.08	45d	1	0.93mi
1940 18th Pl N Unit 1940 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.93mi
1938 18th Pl N Unit 1938 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.93mi
1917 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.95mi
1909 18th St N Unit 1909 Birmingham, AL	2.0	1.0	900	$799	$0.89	15d	1	0.98mi
905 7th St W Birmingham, AL	3.0	2.0	1029	$1,150	$1.12	45d	1	1.06mi
1576 20th St N Apt D Birmingham, AL	2.0	1.0	900	$725	$0.81	45d	1	1.07mi
1428 F L Shuttlesworth Dr Fl Shuttlesworth Birmingham, AL	2.0	1.0	803	$825	$1.03	24d	3	1.10mi
1911 19th Ct N Apt 1 Birmingham, AL	2.0	1.0	750	$845	$1.13	13d	1	1.23mi
2000 Stouts Rd Birmingham, AL	2.0	1.0	700	$880	$1.26	45d	2	1.27mi
2300 21st Ave N Birmingham, AL	2.0	1.0	700	$880	$1.26	45d	2	1.32mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	45d	1	1.34mi
2400 19th Ave N Unit B Birmingham, AL	2.0	1.0	750	$850	$1.13	22d	1	1.40mi
600 19th St N Unit 601 Birmingham, AL	2.0	2.0	1001	$2,544	$2.54	13d	1	1.43mi
600 19th St N Unit 604 Birmingham, AL	2.0	2.0	1001	$2,895	$2.89	13d	1	1.43mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–3.0	1398	$4,560	$3.26	20d	83	1.44mi
600 19th St N Birmingham, AL	1.0–3.0	1.0–2.0	1120	$3,550	$3.17	17d	30	1.44mi
1174 16th Avenue Thomas Birmingham, AL	2.0	1.0	1000	$750	$0.75	45d	1	1.44mi
2413 14th Ave N Birmingham, AL	2.0	1.0	720	$675	$0.94	2d	3	1.44mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	4d	1	1.46mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	3d	1	1.46mi
2428 21st Ave N Birmingham, AL	2.0	1.0	700	$975	$1.39	11d	1	1.46mi

Listing history 21 events

1. 2026-06-21
   days on market $97,500 Active 94 DOM
2. 2026-06-18
   days on market $97,500 Active 91 DOM
3. 2026-06-17
   days on market $97,500 Active 90 DOM
4. 2026-06-16
   days on market $97,500 Active 89 DOM
5. 2026-06-15
   days on market $97,500 Active 88 DOM
6. 2026-06-13
   days on market $97,500 Active 86 DOM
7. 2026-06-10
   days on market $97,500 Active 83 DOM
8. 2026-06-09
   days on market $97,500 Active 82 DOM
9. 2026-06-08
   days on market $97,500 Active 81 DOM
10. 2026-06-07
    days on market $97,500 Active 80 DOM
11. 2026-06-03
    days on market $97,500 Active 76 DOM
12. 2026-06-02
    days on market $97,500 Active 75 DOM
13. 2026-06-01
    days on market $97,500 Active 74 DOM
14. 2026-05-31
    days on market $97,500 Active 73 DOM
15. 2026-04-09
    historical $1,195
16. 2026-03-10
    listed $97,500 Active 164-char remark

    Show marketing remark (164 chars)

    What a cute home! Come see this 3 bedroom updated home ready for a new owner. This one has been freshly painted, updated bath, flooring and more! Come see it today!

17. 2025-12-09
    listed $1,195
18. 2025-11-22
    historical $1,195
19. 2025-08-29
    price $1,195
20. 2025-08-08
    listed $1,250
21. 1992-12-09
    soldstatus $29,000

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,926
• − Mortgage interest: −$5,462
• − Property taxes: −$928
• − Insurance: −$488
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$2,836
• Taxable loss: −$536
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,209/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): 8,953
• Household income: $35,420
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 422.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Hispanic / Latino 5% Two or more races 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 0.64%
• Current HPI: 201.0777
• 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

-95.9% since first listed

7 events — show timeline

• 2026-04-09 Rental Removed $1,195 BUILDIUM
• 2026-03-10 Listed $97,500 Greater Alabama MLS
• 2025-12-09 Listed for Rent $1,195 BUILDIUM
• 2025-11-22 Rental Removed $1,195 RentEngineListings
• 2025-08-29 Price Changed $1,195 RentEngineListings
• 2025-08-08 Listed for Rent $1,250 RentEngineListings
• 1992-12-09 Sold (Public Records) $29,000 Public Records

Property tax history

+22.8%/yr

Latest (2025): $928 · +0.0% YoY. Source: county tax records.