398 County Rd 60 · Winfield, AL 35594

$95,200

2 bd · 1.0 ba · 1,256 sqft · SingleFamily · 576 Days on market

Built 1945 Average condition 0.70 ac lot $76/sqft · 10% below area Est $105k · 10% under ↓ 20% since listing

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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 +23.9/30.0
• ARV discount +11.9/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect fixer upper opportunity. Two bedrooms, one bathroom house in Winfield, AL. Full of potential on big corner lot.

Key facts

• 0.7 acre lot
• Built 1945
• Listed 575 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.8% in Winfield — 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 (#84 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Winfield City (rural): math 36% / reading 59% proficiency, ranked #15 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 1 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $658 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 576 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,776 (12.0% below list)

Questions for the listing agent

1. It's been on market 576 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 1945 — 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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $105,414
• List price: $95,200
• Delta: -9.69%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,661
• Equity at exit: $14,195

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $12,007
• Equity at exit: $8,231

Cash invested: $26,656 (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 35594

• Home prices YoY: -12.8%
• Active inventory: 50
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$499
• Tax est. 1.5%: −$119 /mo · $1,428/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $184

Break-even live

Break-even rent $833

Max offer price $95,200

Occupancy floor 78%

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: $23,800
• Closing costs: $2,856
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $95,200 Active 576 DOM
2. 2026-06-18
   days on market $95,200 Active 575 DOM
3. 2026-06-17
   days on market $95,200 Active 574 DOM
4. 2026-06-16
   days on market $95,200 Active 573 DOM
5. 2026-06-15
   days on market $95,200 Active 572 DOM
6. 2026-06-14
   days on market $95,200 Active 570 DOM
7. 2026-06-12
   days on market $95,200 Active 569 DOM
8. 2026-06-09
   days on market $95,200 Active 566 DOM
9. 2026-06-08
   days on market $95,200 Active 565 DOM
10. 2026-06-07
    days on market $95,200 Active 564 DOM
11. 2026-06-07
    days on market $95,200 Active 563 DOM
12. 2026-06-04
    days on market $95,200 Active 560 DOM
13. 2026-06-02
    days on market $95,200 Active 559 DOM
14. 2026-06-01
    days on market $95,200 Active 558 DOM
15. 2026-05-31
    days on market $95,200 Active 557 DOM
16. 2026-05-31
    days on market $95,200 Active 556 DOM
17. 2026-03-19
    price $95,200 119-char remark

    Show marketing remark (119 chars)

    Perfect fixer upper opportunity. Two bedrooms, one bathroom house in Winfield, AL. Full of potential on big corner lot.

18. 2025-06-13
    price $102,000 119-char remark

    Show marketing remark (119 chars)

    Perfect fixer upper opportunity. Two bedrooms, one bathroom house in Winfield, AL. Full of potential on big corner lot.

19. 2024-11-20
    listed $119,000 Active 119-char remark

    Show marketing remark (119 chars)

    Perfect fixer upper opportunity. Two bedrooms, one bathroom house in Winfield, AL. Full of potential on big corner lot.

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

Taxation est. · year 1

• Rental income: $12,796
• − Mortgage interest: −$5,333
• − Property taxes: −$1,428
• − Insurance: −$476
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,769
• Taxable income: $742
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,036/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.

Condition & rehab AI · 11 photos

Average 55/100 Moderate rehab

This home presents as a moderate renovation opportunity with average condition. It has potential for significant value increase through kitchen and bathroom renovations.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Minor HVAC units — existing units, no visible damage

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value
• Both HVAC upgrade — upgrading the HVAC system would improve comfort and energy efficiency, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
HVAC units · existing units, no visible damage	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value ↑
• Both HVAC upgrade — upgrading the HVAC system would improve comfort and energy efficiency, increasing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Winfield City
• NCES district ID: 0103540
• Math proficiency: 36% ▼ -22.00%
• Reading proficiency: 59% ▲ 6.00%
• Median HH income: $39,006
• Composite: 39.57/100
• National rank: #3930
• State rank: #15 of 129 in AL

Livability — Winfield

• Score: 67/100
• State rank: #84
• US rank: #10852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winfield, AL
• City population: 7,441
• Population (ZIP): 7,441

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,759 people
• By 2030: 27,834 · -3.2%
• By 2040: 25,974 · -9.7%
• By 2050: 24,129 · -16.1%
• By 2075: 20,179 · -29.8%
• By 2100: 16,341 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 3% Asian 1%
• Common ancestry: Slovak 6% Lithuanian 5% Serbian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+81.7) · D 8.8% · R 90.5%
• 2008→2024 swing: -25.6pp toward R · 2008: -56.1pp · 2024: -81.7pp
• All cycles: 2024: R+81.7 2020: R+77.8 2016: R+76.2 2012: R+61.5 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.46%
• Current HPI: 159.533
• Rent YoY: —
• Metro: —
• 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

-20.0% since first listed

3 events — show timeline

• 2026-03-19 Price Changed $95,200 WAMLS
• 2025-06-13 Price Changed $102,000 WAMLS
• 2024-11-20 Listed $119,000 WAMLS