1109 8th Ave · Birmingham, AL 35204

$90,000

3 bd · 1.0 ba · 1,701 sqft · SingleFamily public records · 136 Days on market

Built 1930 7,405 sqft lot $53/sqft · 12% below area Est $102k · 12% under

---

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 +28.0/30.0
• ARV discount +13.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.8/10.0
• Appreciation +5.3/10.0
• 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

Rare opportunity in College Hills — one of Birmingham's most promising corridors. This 3BR/1BA craftsman bungalow sits on a generous lot at 1109 8th Ave W, offering 1,700 sq ft of canvas for the right visionary. Original character is intact, including a wood-burning fireplace with integrated bookshelves that today's buyers pay a premium for. The property needs a full renovation — roof, HVAC, plumbing, electrical, windows, and interior — making it ideal for investors and developers who want to control the scope and capture maximum equity on the back end. Located directly across from the former Birmingham-Southern College campus, now owned by the United States Coast Guard and designated as a training facility — a federal anchor that brings jobs, infrastructure investment, and long-term neighborhood stability. College Hills sits adjacent to the historic Bush Hills corridor, and this area is moving. Priced for renovation. Built for return

Key facts

• 7,405 sq ft lot
• Parking
• Built 1930

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 $280 ($3k/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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 64 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 39% 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 ($622 loan paydown + $577 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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 $12k; list at $90k implies a 683% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1930 — 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: 1.28% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 6.5

CMA / ARV

• ARV (median comp): $102,447
• List price: $90,000
• Delta: -12.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 7th St W	0.41mi	3/2.0	1,774 (+4%)	5mo	$131,000	$74	65
732 8th Ct W	0.36mi	3/2.0	1,696 (-0%)	17mo	$157,000	$93	64
1330 Bush Blvd W	0.31mi	3/1.0	1,523 (-10%)	11mo	$170,000	$112	59
1424 2nd Ave W	0.69mi	2/1.0 (-1)	1,744 (+2%)	6mo	$19,000	$11	54
1569 Graymont Ave W	0.50mi	3/1.5	1,656 (-3%)	20mo	$48,550	$29	54
704 9th Ct W	0.57mi	3/1.0	1,502 (-12%)	1mo	$114,429	$76	53
741 W 9th Ave	0.41mi	4/2.0 (+1)	1,806 (+6%)	11mo	$97,000	$54	52
2854 20th St W	0.70mi	3/1.5	1,634 (-4%)	10mo	$62,000	$38	51
1532 Graymont Ave W	0.49mi	3/1.0	1,913 (+12%)	9mo	$75,000	$39	49
616 10th St W	0.12mi	4/2.0 (+1)	1,499 (-12%)	21mo	$66,500	$44	48
3100 Pike Rd	0.70mi	3/1.0	1,461 (-14%)	6mo	$81,000	$55	38
882 6th St W	0.53mi	3/2.0	1,485 (-13%)	14mo	$147,500	$99	38

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: 14.3%
• Equity multiple: 1.71×
• Total profit: $17,990
• Equity at exit: $29,055

10-year hold

• IRR: 18.2%
• Equity multiple: 3.13×
• Total profit: $53,746
• Equity at exit: $37,352

Cash invested: $25,200 (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 35204

• Home prices YoY: 0.3%
• Active inventory: 64
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$472
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $280

Break-even live

Break-even rent $800

Max offer price $90,000

Occupancy floor 71%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	43d	1	0.08mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	43d	1	0.09mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,073	$0.85	2d	1	0.14mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$1,075	$0.89	23d	1	0.29mi
1108 4th Ct W Birmingham, AL	3.0	2.0	1623	$1,125	$0.69	3d	1	0.32mi
1230 4th Ter W Birmingham, AL	3.0	2.0	1540	$1,000	$0.65	43d	1	0.32mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	43d	1	0.46mi
1532 Graymont Ave W Birmingham, AL	4.0	2.0	1913	$1,150	$0.60	43d	1	0.47mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$930	$0.72	43d	1	0.48mi
757 10th Ave W Birmingham, AL	2.0	1.0	1136	$1,000	$0.88	43d	1	0.52mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	43d	1	0.61mi
1642 Graymont Ave W Birmingham, AL	3.0	1.0	1219	$1,090	$0.89	3d	1	0.63mi
1701 4th Ter W Birmingham, AL	4.0	2.5	1977	$1,550	$0.78	23d	1	0.63mi
854 5th St W Birmingham, AL	3.0	1.0	1501	$1,275	$0.85	43d	1	0.65mi
3113 Pike Rd Birmingham, AL	3.0	2.0	1143	$1,275	$1.12	43d	1	0.65mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	16d	1	0.67mi
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	43d	1	0.76mi
2920 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1800	$1,050	$0.58	23d	1	0.81mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,125	$0.88	23d	1	0.81mi
2309 Eufaula Ave Birmingham, AL	4.0	2.0	1454	$1,395	$0.96	23d	1	0.84mi
2304 Eufaula Ave Birmingham, AL	3.0	1.0	1381	$980	$0.71	43d	1	0.86mi
608 Fulton Ave SW Birmingham, AL	3.0	1.0	1271	$1,300	$1.02	43d	1	0.87mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	11d	1	0.89mi
1720 Cullman Ave Unit 2 Birmingham, AL	3.0	1.0	1174	$899	$0.77	21d	1	0.90mi
1720 Cullman Ave Unit 3 Birmingham, AL	3.0	2.0	1174	$950	$0.81	43d	1	0.90mi
963 3rd St W Birmingham, AL	3.0	2.0	1444	$1,295	$0.90	23d	1	0.93mi
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	43d	1	0.97mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1350	$1,500	$1.11	3d	1	1.01mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1692	$1,500	$0.89	19d	1	1.01mi
2714 17th Street Ensley Birmingham, AL	4.0	2.0	1976	$1,553	$0.79	3d	1	1.02mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	43d	1	1.04mi
1213 Alabama Ave SW Birmingham, AL	4.0	2.0	1616	$1,200	$0.74	43d	1	1.06mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	23d	1	1.06mi
2621 20th Street Ensley Birmingham, AL	3.0	1.0	1117	$1,295	$1.16	43d	1	1.08mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	43d	1	1.12mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	3d	1	1.12mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	2d	1	1.13mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	43d	1	1.13mi
2523 16th street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1584	$1,300	$0.82	43d	1	1.18mi
1437 Woodland Ave SW Birmingham, AL	3.0	1.0	1369	$1,100	$0.80	3d	1	1.20mi

Listing history 12 events

1. 2026-05-31
   days on market $90,000 Active 136 DOM
2. 2026-01-28
   status Active 972-char remark

   Show marketing remark (972 chars)

   Rare opportunity in College Hills — one of Birmingham's most promising corridors. This 3BR/1BA craftsman bungalow sits on a generous lot at 1109 8th Ave W, offering 1,700 sq ft of canvas for the right visionary. Original character is intact, including a wood-burning fireplace with integrated bookshelves that today's buyers pay a premium for. The property needs a full renovation — roof, HVAC, plumbing, electrical, windows, and interior — making it ideal for investors and developers who want to control the scope and capture maximum equity on the back end. Located directly across from the former Birmingham-Southern College campus, now owned by the United States Coast Guard and designated as a training facility — a federal anchor that brings jobs, infrastructure investment, and long-term neighborhood stability. College Hills sits adjacent to the historic Bush Hills corridor, and this area is moving. Priced for renovation. Built for return

3. 2026-01-14
   price $90,000
4. 2026-01-13
   historical 972-char remark

   Show marketing remark (972 chars)

   Rare opportunity in College Hills — one of Birmingham's most promising corridors. This 3BR/1BA craftsman bungalow sits on a generous lot at 1109 8th Ave W, offering 1,700 sq ft of canvas for the right visionary. Original character is intact, including a wood-burning fireplace with integrated bookshelves that today's buyers pay a premium for. The property needs a full renovation — roof, HVAC, plumbing, electrical, windows, and interior — making it ideal for investors and developers who want to control the scope and capture maximum equity on the back end. Located directly across from the former Birmingham-Southern College campus, now owned by the United States Coast Guard and designated as a training facility — a federal anchor that brings jobs, infrastructure investment, and long-term neighborhood stability. College Hills sits adjacent to the historic Bush Hills corridor, and this area is moving. Priced for renovation. Built for return

5. 2025-12-31
   listed $90,000 Active 972-char remark

   Show marketing remark (972 chars)

   Rare opportunity in College Hills — one of Birmingham's most promising corridors. This 3BR/1BA craftsman bungalow sits on a generous lot at 1109 8th Ave W, offering 1,700 sq ft of canvas for the right visionary. Original character is intact, including a wood-burning fireplace with integrated bookshelves that today's buyers pay a premium for. The property needs a full renovation — roof, HVAC, plumbing, electrical, windows, and interior — making it ideal for investors and developers who want to control the scope and capture maximum equity on the back end. Located directly across from the former Birmingham-Southern College campus, now owned by the United States Coast Guard and designated as a training facility — a federal anchor that brings jobs, infrastructure investment, and long-term neighborhood stability. College Hills sits adjacent to the historic Bush Hills corridor, and this area is moving. Priced for renovation. Built for return

6. 2025-10-31
   price $100,000
7. 2025-10-22
   price $105,000
8. 2015-08-13
   soldstatus $11,500
9. 2015-07-10
   historical
10. 2015-05-21
    listed $14,900
11. 2006-09-06
    soldstatus $29,000
12. 1976-07-12
    soldstatus $11,500

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $1,467 · $122/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 · 18 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: $13,854
• − Mortgage interest: −$5,041
• − Property taxes: −$1,467
• − Insurance: −$450
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,618
• Taxable income: $2,060
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $2,869/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

+682.6% since first listed

11 events — show timeline

• 2026-01-28 Relisted — Greater Alabama MLS
• 2026-01-14 Price Changed $90,000 Greater Alabama MLS
• 2026-01-13 Delisted — Greater Alabama MLS
• 2025-12-31 Listed $90,000 Greater Alabama MLS
• 2025-10-31 Price Changed $100,000 Greater Alabama MLS
• 2025-10-22 Price Changed $105,000 Greater Alabama MLS
• 2015-08-13 Sold (MLS) $11,500 Greater Alabama MLS
• 2015-07-10 Delisted — Greater Alabama MLS
• 2015-05-21 Listed $14,900 Greater Alabama MLS
• 2006-09-06 Sold (Public Records) $29,000 Public Records
• 1976-07-12 Sold (Public Records) $11,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,467 · +0.0% YoY. Source: county tax records.