533 Seminole Cir · Fairfield, AL 35064

$79,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 39 Days on market

Built 1948 7,405 sqft lot $118/sqft · 77% above area Est $89k · 12% 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 +24.3/30.0
• ARV discount +12.7/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming all-electric home with several major updates already completed! Roof, water heater, windows, plumbing, and electrical systems were all updated approximately 6 years ago, offering added peace of mind for the new owner. HVAC has been well maintained with A/C serviced in 2025, and the furnace is approximately 5 years old. Interior features beautiful new hardwood flooring installed in 2026, adding warmth and modern appeal throughout the home. Property is being sold AS IS, making it a great opportunity for homeowners or investors alike. Buyer to verify all items of importance, including schools, square footage, and utilities. Seller may consider minor repairs.

Key facts

• All electric home
• Updated windows
• Updated water heater

Tags

• ALL ELECTRIC HOME
• MAJOR UPDATES
• UPDATED ROOF
• UPDATED WATER HEATER
• UPDATED WINDOWS
• UPDATED PLUMBING

Property features AI

Finance

• HOA & community: No association fees noted

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Unknown internet service availability; Electric water heater
• Home design: Existing structure; Basement foundation
• Construction: Wood siding exterior
• Exterior features: No pool, patio, decks, or garden/patio; Not waterfront; Lot size approximately 0.17 acres

Interior

• Kitchen: Laminate countertops
• Bedrooms: Two bedrooms on main level
• Flooring: Hardwood and tile flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Smooth ceilings; Some finished basement area; Partial basement with unfinished areas and concrete block construction; Attic with pull-down access; No additional listed interior features
• Laundry & utility: Main-level laundry with floor drain; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#160 in AL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment F.
• Fairfield City (suburban): math 2% / reading 15% proficiency, ranked #125 of 129 in AL (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Glen Oaks Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 324 students, 70% FRL).
• Market conditions: 52 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 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 39 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $89,307
• List price: $79,000
• Delta: -11.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6605 Tensaw Ct	0.10mi	2/1.0	672 (0%)	7mo	$86,000	$128	90
129 61st St	0.47mi	2/1.0	756 (+12%)	11mo	$19,000	$25	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-2,626
• Equity at exit: $11,779

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $10,853
• Equity at exit: $6,830

Cash invested: $22,120 (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 35064

• Home prices YoY: -28.8%
• Active inventory: 52
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $893 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $160

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 77%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Jerry Coleman St Fairfield, AL	2.0	1.0	715	$725	$1.01	43d	1	0.42mi
412 Fairfax Dr Unit 432-13 Fairfield, AL	1.0	1.0	555	$775	$1.40	10d	1	0.95mi
1317 Woodward Rd Birmingham, AL	2.0	1.0	672	$800	$1.19	1d	1	1.32mi
5712 Monte Sano Rd Birmingham, AL	2.0	1.0	700	$900	$1.29	43d	1	1.34mi
1045 57th St Birmingham, AL	1.0	1.0	700	$775	$1.11	43d	1	1.43mi
5710 Monte Sano Dr Birmingham, AL	2.0	1.0	700	$950	$1.36	43d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $79,000 Active 39 DOM
2. 2026-06-17
   days on market $79,000 Active 38 DOM
3. 2026-06-16
   days on market $79,000 Active 37 DOM
4. 2026-06-15
   days on market $79,000 Active 36 DOM
5. 2026-06-13
   days on market $79,000 Active 34 DOM
6. 2026-06-10
   days on market $79,000 Active 31 DOM
7. 2026-06-09
   days on market $79,000 Active 30 DOM
8. 2026-06-08
   days on market $79,000 Active 29 DOM
9. 2026-06-07
   days on market $79,000 Active 28 DOM
10. 2026-06-03
    days on market $79,000 Active 24 DOM
11. 2026-06-02
    days on market $79,000 Active 23 DOM
12. 2026-06-01
    days on market $79,000 Active 22 DOM
13. 2026-05-31
    days on market $79,000 Active 21 DOM
14. 2026-05-10
    listed $79,000 Active 664-char remark
15. 2016-09-21
    price $6,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°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: $10,716
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$857
• − Management: −$857
• − Depreciation: −$2,298
• Taxable income: $698
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $1,747/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: Fairfield City
• NCES district ID: 0101440
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 15% ▼ -4.00%
• Median HH income: $35,288
• Composite: 6.92/100
• National rank: #9974
• State rank: #125 of 129 in AL

Livability — Fairfield

• Score: 64/100
• State rank: #160
• US rank: #14390

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield, AL
• County: Jefferson County · 527,445 people
• City population: 9,872
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 9,872
• Household income: $48,692
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 784.0

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 (91%)
• Race & ethnicity: Black 91% White 7% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% 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: ▼ -50.47%
• Current HPI: 124.7012
• 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

+1216.7% since first listed

2 events — show timeline

• 2026-05-10 Listed $79,000 Greater Alabama MLS
• 2016-09-21 Price Changed $6,000 Greater Alabama MLS