1228 8th Ave · Midfield, AL 35228

$85,900

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 82 Days on market

Built 1954 0.31 ac lot Est $72k · 19% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.2/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Investors/Buyers, check out this "ready to be renovated" one-level, 4-bedroom home in the Midfield area, just off Jaybird Road near Hueytown. Spacious and full of potential, this home is ready for you to make it a GEM. Inside, you'll find a generous open-concept layout featuring a large family den/living room that flows into the dining area with a clear view of the kitchen. The kitchen itself includes a cozy eat in breakfast nook. Enjoy peaceful mornings in the enclosed front SUNROOM—an ideal spot for your coffee or quiet reading. Step out from the kitchen to a COVERED DECK, perfect for entertaining guests or relaxing outdoors. Additional highlights include a garage, and an

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#164 in AL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F, health & safety F.
• Midfield City (suburban): math 2% / reading 14% proficiency, ranked #126 of 129 in AL (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Midfield Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 390 students, 84% FRL); Midfield High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 340 students, 87% FRL) — zoned schools at 86% FRL track the district average.
• Market conditions: Rents soft (-1.5%/yr); 87 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $594 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $86k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,746 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1954 — 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. 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: 1.41% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.79%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $72,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 Carol Cir	0.42mi	3/1.0	1,200 (+4%)	2mo	$75,000	$63	71
1401 Carol Cir	0.44mi	3/1.0	1,075 (-6%)	5mo	$105,000	$98	64
503 8th Ave	0.48mi	3/2.0	1,218 (+6%)	0mo	$75,000	$62	63
1545 Carol Cir	0.50mi	3/1.5	1,184 (+3%)	11mo	$85,000	$72	60
713 Westfield Dr	0.73mi	3/1.0	1,106 (-4%)	2mo	$104,000	$94	58
800 Rutledge Dr	0.36mi	3/1.0	1,028 (-10%)	11mo	$50,000	$49	57
911 12th Ave	0.34mi	2/1.0 (-1)	992 (-14%)	1mo	$26,500	$27	56
600 9th Ave	0.42mi	3/1.0	1,028 (-10%)	10mo	$79,900	$78	54
907 7th St	0.38mi	2/1.0 (-1)	1,044 (-9%)	10mo	$56,500	$54	54
812 7th Ave	0.26mi	3/2.0	1,319 (+15%)	7mo	$179,000	$136	53
504 9th Ave	0.47mi	2/1.0 (-1)	1,016 (-12%)	1mo	$58,000	$57	53
703 11th Ave	0.42mi	4/1.0 (+1)	1,302 (+13%)	1mo	$80,000	$61	52

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: 8.6%
• Equity multiple: 1.32×
• Total profit: $7,801
• Equity at exit: $12,808

10-year hold

• IRR: 15.2%
• Equity multiple: 2.07×
• Total profit: $25,624
• Equity at exit: $7,427

Cash invested: $24,052 (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 35228

• Home prices YoY: -3.5%
• Rents YoY: -1.5%
• Active inventory: 87
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$450
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $397

Break-even live

Break-even rent $707

Max offer price $85,900

Occupancy floor 62%

Sensitivity live

Price	-10% $445	-5% $421	+0% $397	+5% $372	+10% $348
Rent	-10% $301	-5% $349	+0% $397	+5% $444	+10% $492
Rate	-1.0pp $440	-0.5pp $419	base $397	+0.5pp $374	+1.0pp $352

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 9th Ave Birmingham, AL	3.0	2.0	1222	$1,200	$0.98	44d	1	0.14mi
1109 12th Ave Birmingham, AL	4.0	2.0	1217	$1,475	$1.21	4d	1	0.26mi
806 12th Ave Birmingham, AL	3.0	1.0	1262	$1,075	$0.85	44d	1	0.34mi
617 8th Ave Birmingham, AL	4.0	2.0	1436	$1,350	$0.94	2d	1	0.36mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	44d	1	0.41mi
616 Rutledge Dr Birmingham, AL	3.0	1.0	1416	$1,095	$0.77	22d	1	0.41mi
603 11th Ave Birmingham, AL	3.0	1.0	1289	$1,100	$0.85	44d	1	0.44mi
608 5th Ave Midfield, AL	3.0	1.0	1241	$795	$0.64	22d	1	0.48mi
832 Alden Ave Birmingham, AL	4.0	2.0	1231	$1,150	$0.93	24d	1	0.56mi
1565 Miles St Dolomite, AL	3.0	2.0	1120	$1,175	$1.05	17d	1	0.90mi
200 Woodward Dr Bessemer, AL	3.0	1.0	900	$1,123	$1.25	3d	1	0.90mi
733 Glen Ridge Dr Fairfield, AL	3.0	1.0	1225	$1,378	$1.12	2d	1	0.92mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	15d	1	0.94mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	44d	1	0.97mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	44d	1	0.97mi
800 Fairfax Dr Fairfield, AL	4.0	2.0	1200	$1,650	$1.38	2d	1	0.99mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	44d	1	1.01mi
222 4th Ave Birmingham, AL	3.0	1.0	1300	$1,050	$0.81	44d	1	1.03mi
216 Pine St Bessemer, AL	3.0	2.0	1000	$1,200	$1.20	44d	1	1.04mi
226 3rd Ave Birmingham, AL	4.0	2.0	1248	$1,300	$1.04	44d	1	1.09mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	12d	1	1.11mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	11d	1	1.11mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	4d	1	1.11mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	11d	1	1.11mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	11d	1	1.11mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	11d	1	1.11mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	11d	1	1.11mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	4d	1	1.11mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	24d	1	1.12mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	44d	1	1.18mi
923 Woodward Rd Birmingham, AL	3.0	1.0	1273	$1,200	$0.94	24d	1	1.19mi
1254 Lewis St Brighton, AL	3.0	1.0	1200	$850	$0.71	44d	1	1.23mi
1983 Townhouse Ln Bessemer, AL	2.0	2.0	1465	$1,100	$0.75	17d	1	1.33mi

Listing history 7 events

1. 2025-10-28
   status Pending
2. 2025-09-05
   price $85,900
3. 2025-09-04
   status Active
4. 2025-09-03
   historical Contingent
5. 2025-08-08
   listed $95,500 Active
6. 2025-05-09
   price $99,995
7. 1998-03-02
   soldstatus $55,600

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $863 · $72/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 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥108°F today · 15 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: $14,504
• − Mortgage interest: −$4,812
• − Property taxes: −$863
• − Insurance: −$430
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,499
• Taxable income: $3,581
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $3,901/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: Midfield City
• NCES district ID: 0102350
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 14% ▼ -5.00%
• Median HH income: $39,267
• Composite: 6.89/100
• National rank: #9978
• State rank: #126 of 129 in AL

Livability — Midfield

• Score: 64/100
• State rank: #164
• US rank: #14536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midfield, AL
• County: Jefferson County · 527,445 people
• City population: 10,216
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 10,216
• Household income: $50,815
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 456.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 5% White 5%
• Foreign-born: 2% · Canada
• Languages at home: 95% 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: ▼ -4.84%
• Current HPI: 134.8633
• Rent YoY: ▼ -1.47%
• 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

+54.5% since first listed

7 events — show timeline

• 2025-10-28 Pending — Greater Alabama MLS
• 2025-09-05 Price Changed $85,900 Greater Alabama MLS
• 2025-09-04 Relisted — Greater Alabama MLS
• 2025-09-03 Contingent — Greater Alabama MLS
• 2025-08-08 Listed $95,500 Greater Alabama MLS
• 2025-05-09 Price Changed $99,995 Greater Alabama MLS
• 1998-03-02 Sold (Public Records) $55,600 Public Records

Property tax history

+6.5%/yr

Latest (2024): $863 · +5.7% YoY. Source: county tax records.