1825 18th St · Birmingham, AL 35218

$80,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 22 Days on market

Built 1935 5,227 sqft lot Est $80k · at est.

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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 +9.6/10.0
• ARV discount +7.7/15.0
• 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

Move-in ready 3 bed 1 bath home with plenty of space and a great price. With a fenced in backyard, separate garage, welcoming front porch and plenty of parking, it offers plenty of functionality. Updated floors, completely renovated bathroom and kitchen, come see this one today! * New HVAC 2026 *

Key facts

• Separate garage
• Fenced in backyard
• Updated floors

Tags

• FENCED IN BACKYARD
• SEPARATE GARAGE
• WELCOMING FRONT PORCH
• UPDATED FLOORS
• COMPLETELY RENOVATED BATHROOM
• COMPLETELY RENOVATED KITCHEN

Property features AI

Finance

• Other: Lot size approximately 0.12 acres; Located in the Ensley subdivision
• HOA & community: No association fee

Exterior

• Parking: Detached garage with rear entry; Driveway parking; One garage space
• Utilities: Public water; Connected sewer; Gas water heater; Internet service available
• Home design: Existing single-family wood construction; Slab foundation
• Construction: Wood construction
• Exterior features: Fenced yard; Covered patio; Paved, public road access; Property in a flood plain

Interior

• Kitchen: Laminate countertops; Electric oven and electric stove
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Hardwood laminate
• Bathrooms: One full bathroom with tub/shower combo (shared bath)
• Heating & cooling: Central heating (gas); Central cooling
• Interior features: Hardwood and hardwood laminate floors; Ceilings noted as 'Other (see remarks)'; No additional interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-37 ($-448/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (8.2% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 12.1% 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: Wylam Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 371 students, 89% FRL).
• Market conditions: 50 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,168/mo this rent would consume 46% of the median local household income ($31k/yr) (locally 621% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $553 of loan paydown is wiped out by about $1k 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 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $73,403 (8.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.46% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.85%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $80,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1319 Court R	0.10mi	3/2.0	1,450 (+10%)	6mo	$39,900	$28	69
2321 22nd St Ensley	0.45mi	3/1.5	1,388 (+6%)	0mo	$77,000	$55	67
2129 Pike Rd	0.41mi	4/1.0 (+1)	1,352 (+3%)	11mo	$115,000	$85	62
1328 Avenue I	0.42mi	3/1.0	1,223 (-7%)	12mo	$51,500	$42	59
1921 10th St	0.53mi	3/1.0	1,120 (-15%)	2mo	$85,000	$76	49
2309 22nd St Ensley	0.43mi	4/1.0 (+1)	1,495 (+14%)	4mo	$87,500	$59	49
2344 23rd St	0.50mi	3/1.0	1,478 (+12%)	13mo	$118,500	$80	46
1249 Avenue M	0.30mi	3/2.0	1,144 (-13%)	18mo	$30,000	$26	45
2508 26th Street Ensley	0.72mi	3/2.0	1,358 (+3%)	15mo	$110,000	$81	45
1701 Avenue I	0.40mi	4/2.0 (+1)	1,509 (+15%)	8mo	$72,500	$48	41
2016 26th St W	0.59mi	3/2.0	1,156 (-12%)	11mo	$70,000	$61	39
1521 27th St W	0.71mi	3/1.0	1,120 (-15%)	12mo	$79,500	$71	32

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: -10.9%
• Equity multiple: 0.55×
• Total profit: $-10,063
• Equity at exit: $17,259

10-year hold

• IRR: -3.2%
• Equity multiple: 0.72×
• Total profit: $-6,162
• Equity at exit: $16,428

Cash invested: $22,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$420
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-37

Break-even live

Break-even rent $1,215

Max offer price $73,403

Occupancy floor 98%

Sensitivity live

Price	-10% $8	-5% $-15	+0% $-37	+5% $-60	+10% $-83
Rent	-10% $-130	-5% $-83	+0% $-37	+5% $9	+10% $55
Rate	-1.0pp $3	-0.5pp $-17	base $-37	+0.5pp $-58	+1.0pp $-79

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1825 18th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1316	$1,123	$0.85	45d	1	0.03mi
1316 Court R Birmingham, AL	3.0	1.0	904	$900	$1.00	12d	1	0.13mi
1306 Avenue R Unit R Birmingham, AL	3.0	1.0	980	$950	$0.97	45d	1	0.17mi
1306 Avenue R Unit R Birmingham, AL	3.0	1.0	980	$950	$0.97	5d	1	0.17mi
1701 Avenue I Unit I Birmingham, AL	4.0	2.0	1509	$1,225	$0.81	3d	1	0.37mi
1701 Avenue I Unit I Birmingham, AL	3.0	1.0	1140	$1,200	$1.05	5d	1	0.37mi
820 17th Street Ensley Birmingham, AL	3.0	2.0	1336	$1,250	$0.94	45d	1	0.39mi
811 17th Aly Birmingham, AL	4.0	1.0	1146	$1,050	$0.92	12d	1	0.43mi
2436 Avenue S Birmingham, AL	4.0	2.0	1800	$1,400	$0.78	5d	1	0.47mi
2426 Avenue U Unit U Birmingham, AL	3.0	2.0	1260	$1,175	$0.93	21d	1	0.48mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	3d	1	0.49mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	45d	1	0.51mi
1520 Avenue G Unit G Birmingham, AL	4.0	1.0	1231	$1,100	$0.89	45d	1	0.52mi
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	25d	1	0.53mi
2108 25th Street Ensley Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	45d	1	0.55mi
2523 16th street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1584	$1,300	$0.82	45d	1	0.57mi
2213 25th Street Ensley Birmingham, AL	4.0	2.0	1197	$1,150	$0.96	12d	1	0.60mi
2610 Avenue P Birmingham, AL	3.0	2.0	1014	$850	$0.84	45d	1	0.62mi
2037 26th Street Ensley Birmingham, AL	3.0	1.0	1074	$995	$0.93	45d	1	0.63mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	45d	1	0.67mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	5d	1	0.67mi
1402 Avenue E Birmingham, AL	3.0	3.0	1519	$1,273	$0.84	18d	1	0.68mi
1616 28th Street Ensley Birmingham, AL	3.0	1.0	1081	$1,100	$1.02	45d	1	0.69mi
1521 27th Street Ensley Birmingham, AL	3.0	2.0	1120	$1,000	$0.89	45d	1	0.69mi
2621 20th Street Ensley Birmingham, AL	3.0	1.0	1117	$1,295	$1.16	45d	1	0.69mi
2528 25th Street Ensley Birmingham, AL	3.0	1.0	1563	$1,100	$0.70	45d	1	0.72mi
2661 Bush Blvd Birmingham, AL	3.0	2.0	1024	$1,200	$1.17	45d	1	0.74mi
2520 Avenue L Unit A Birmingham, AL	4.0	1.5	1260	$1,150	$0.91	25d	1	0.75mi
1633 29th Street Ensley Birmingham, AL	3.0	2.0	1658	$1,200	$0.72	45d	1	0.76mi
1545 29th Street Ensley Birmingham, AL	3.0	1.5	1331	$1,200	$0.90	45d	1	0.79mi
1724 30th Street Ensley Birmingham, AL	4.0	2.0	1428	$1,395	$0.98	18d	1	0.79mi
2617 Avenue K Birmingham, AL	4.0	2.0	1046	$1,495	$1.43	3d	1	0.82mi
1720 Cullman Ave Unit 2 Birmingham, AL	3.0	1.0	1174	$899	$0.77	23d	1	0.83mi
1720 Cullman Ave Unit 3 Birmingham, AL	3.0	2.0	1174	$950	$0.81	45d	1	0.83mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1692	$1,500	$0.89	21d	1	0.86mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1350	$1,500	$1.11	5d	1	0.86mi
2421 29th Street Ensley Unit C Birmingham, AL	2.0	1.0	950	$703	$0.74	25d	1	0.87mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	25d	1	0.87mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	3d	1	0.89mi
2329 30th Street Ensley Birmingham, AL	2.0	1.0	917	$990	$1.08	25d	1	0.91mi

Listing history 13 events

1. 2026-06-21
   days on market $80,000 Active 22 DOM
2. 2026-06-18
   days on market $80,000 Active 19 DOM
3. 2026-06-17
   days on market $80,000 Active 18 DOM
4. 2026-06-16
   days on market $80,000 Active 17 DOM
5. 2026-06-15
   days on market $80,000 Active 16 DOM
6. 2026-06-13
   days on market $80,000 Active 14 DOM
7. 2026-06-10
   days on market $80,000 Active 11 DOM
8. 2026-06-09
   days on market $80,000 Active 10 DOM
9. 2026-06-08
   days on market $80,000 Active 9 DOM
10. 2026-06-07
    days on market $80,000 Active 8 DOM
11. 2026-06-03
    days on market $80,000 Active 4 DOM
12. 2026-06-02
    days on market $80,000 Active 3 DOM
13. 2026-06-01
    days on market $80,000 Active 2 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/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 5/10 Major FEMA zone AE · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $14,011
• − Mortgage interest: −$4,481
• − Property taxes: −$964
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,327
• Taxable loss: −$1,522
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $-83/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

+77.8% since first listed

6 events — show timeline

• 2026-05-30 Listed $80,000 Greater Alabama MLS
• 2026-02-09 Price Changed $84,000 Greater Alabama MLS
• 2026-01-28 Price Changed $94,000 Greater Alabama MLS
• 2026-01-09 Price Changed $99,000 Greater Alabama MLS
• 2024-12-27 Sold (Public Records) $66,500 Public Records
• 2019-05-15 Price Changed $45,000 Greater Alabama MLS

Property tax history

+18.9%/yr

Latest (2025): $964 · +0.0% YoY. Source: county tax records.