517 Woodward Rd · Midfield, AL 35228

$65,000

5 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 46 Days on market

Built 1947 3.04 ac lot $56/sqft · at area comps ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

PRIME 3.72 ACRE +/- B-2 zoned parcel in Midfield is an IDEAL OPPORTUNITY and offers EXCEPTIONAL REDEVELOPMENT POTENTIAL * Multiple existing structures on site including two residences and a storage building * FLEXIBLE ZONING permits a variety of uses including single-family and manufactured housing * Land value drives the opportunity * Sold "as-is" * No owner financing *

Key facts

• Flexible zoning
• 3.72 acre parcel
• Storage building

Tags

• 3.72 ACRE PARCEL
• B-2 ZONED
• MULTIPLE EXISTING STRUCTURES
• FLEXIBLE ZONING
• STORAGE BUILDING

Property features AI

Exterior

• Parking: Parking at main level
• Utilities: Public water; Septic system; Internet service availability unknown
• Home design: Existing construction; 3-sided brick exterior
• Construction: Basement foundation
• Exterior features: Fenced yard; Storage building; Acreage with heavy tree cover

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Multiple bedrooms on main and upper levels (bedrooms on main level and 2+ level)
• Flooring: Hardwood floors
• Bathrooms: One full bath; One half bath; Tub/shower combo
• Heating & cooling: No heat; No air conditioning
• Interior features: Handyman special; Attic (other); Partial, unfinished concrete block basement; Has laundry
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 10.0% in Midfield — 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 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).
• This rent runs 33% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1947 — 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. 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: 2.18% ✓
• Cap rate: 18.32%
• Cash-on-cash: 42.96%
• DSCR: 2.91
• GRM: 3.8

CMA / ARV

• ARV (median comp): $157,729
• List price: $65,000
• Delta: -58.79%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 2.47×
• Total profit: $26,845
• Equity at exit: $9,692

10-year hold

• IRR: 41.4%
• Equity multiple: 4.35×
• Total profit: $60,889
• Equity at exit: $5,620

Cash invested: $18,200 (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 35228

• Home prices YoY: -3.5%
• Rents YoY: -1.5%
• Active inventory: 87
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$341
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $652

Break-even live

Break-even rent $593

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 3rd Ave Birmingham, AL	4.0	2.0	1248	$1,300	$1.04	43d	1	0.61mi
800 Fairfax Dr Fairfield, AL	4.0	2.0	1200	$1,650	$1.38	1d	1	0.72mi
5624 Cairo Ave Birmingham, AL	4.0	2.0	1386	$1,200	$0.87	43d	1	0.76mi
6629 Grasselli Rd Fairfield, AL	4.0	1.0	1114	$1,295	$1.16	43d	1	0.96mi
373 Belcher Dr Birmingham, AL	4.0	1.0	1255	$1,100	$0.88	43d	1	1.01mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	43d	1	1.11mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	43d	1	1.11mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	14d	1	1.15mi
617 8th Ave Birmingham, AL	4.0	2.0	1436	$1,350	$0.94	1d	1	1.34mi
913 Daniel Cir Birmingham, AL	4.0	2.0	1317	$1,300	$0.99	43d	1	1.36mi
109 59th St Fairfield, AL	4.0	1.0	1344	$1,200	$0.89	11d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 46 DOM
2. 2026-06-17
   days on market $65,000 Active 45 DOM
3. 2026-06-16
   days on market $65,000 Active 44 DOM
4. 2026-06-15
   days on market $65,000 Active 43 DOM
5. 2026-06-13
   days on market $65,000 Active 41 DOM
6. 2026-06-13
   days on market $65,000 Active 40 DOM
7. 2026-06-10
   days on market $65,000 Active 38 DOM
8. 2026-06-09
   days on market $65,000 Active 37 DOM
9. 2026-06-08
   days on market $65,000 Active 36 DOM
10. 2026-06-07
    days on market $65,000 Active 35 DOM
11. 2026-06-05
    days on market $65,000 Active 32 DOM
12. 2026-06-03
    days on market $65,000 Active 31 DOM
13. 2026-06-02
    days on market $65,000 Active 30 DOM
14. 2026-06-01
    days on market $65,000 Active 29 DOM
15. 2026-05-31
    days on market $65,000 Active 28 DOM
16. 2026-05-02
    listed $65,000 Active 394-char remark
17. 2026-04-23
    price $65,000
18. 2025-06-09
    price $75,000

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,209 · $101/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 7/10 Severe 7 d/yr ≥108°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: $17,018
• − Mortgage interest: −$3,641
• − Property taxes: −$1,209
• − Insurance: −$325
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$1,891
• Taxable income: $7,228
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $6,084/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

-13.3% since first listed

3 events — show timeline

• 2026-05-02 Listed $65,000 Greater Alabama MLS
• 2026-04-23 Price Changed $65,000 Greater Alabama MLS
• 2025-06-09 Price Changed $75,000 Greater Alabama MLS

Property tax history

-3.7%/yr

Latest (2025): $1,209 · +0.0% YoY. Source: county tax records.