944 Hillandale Dr · Fairfield, AL 35064

$107,900

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 1 Days on market

Built 1957 7,840 sqft lot

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Why this score? — see what drove the D 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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• 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 MLS

Welcome to 944 Hillandale Drive in Glen Oaks. This home is ready for a new owner and is within minutes to the interstate. It offers 3-bedrooms, 1-full bathroom, living/dining room, hardwood floors, and a fenced yard. The roof is 2-years old, and the HVAC system was installed within the last year. Owning this home is affordable and less than fair market rent for its location. Schedule a showing today and say "YES" to this ADDRESS!!!

Key facts

• Off street parking
• Real hardwood floors
• Covered carport

Tags

• REAL HARDWOOD FLOORS
• EAT-IN KITCHEN
• MAIN-LEVEL LAUNDRY
• FENCED BACKYARD
• COVERED CARPORT
• OFF STREET PARKING

Property features AI

Finance

• Other: Property access via paved, public road; Parcel ID 30-00-22-4-010-018.000; Approximately 0.18 acre lot

Exterior

• Parking: Driveway and off-street parking; One carport space
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Single-family residence (existing); Crawl space foundation
• Construction: Siding (other)
• Exterior features: Fenced yard; Porch; Interior lot with some trees

Interior

• Kitchen: Laminate countertops; Eating area
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Hardwood laminate; Tile
• Bathrooms: One full bathroom with tub/shower combo (shared)
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Smooth ceilings; Some window treatments to remain; No additional interior features listed
• Laundry & utility: Main-level laundry with washer hookup; Electric dryer hookup; Pull-down attic access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $81 ($969/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (3.0% below list).
• Recommended offer: $105k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 10.2% in Fairfield — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 26 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 $746 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $93k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $104,672 (3.0% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $58,026
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 9th Ave	0.09mi	2/1.0	1,016 (-0%)	1mo	$58,000	$57	94
600 9th Ave	0.13mi	3/1.0 (+1)	1,028 (+1%)	10mo	$79,900	$78	79
907 7th St	0.21mi	2/1.0	1,044 (+3%)	10mo	$56,500	$54	77
911 12th Ave	0.44mi	2/1.0	992 (-3%)	1mo	$26,500	$27	74
800 Rutledge Dr	0.32mi	3/1.0 (+1)	1,028 (+1%)	11mo	$50,000	$49	69
713 Westfield Dr	0.24mi	3/1.0 (+1)	1,106 (+9%)	2mo	$104,000	$94	68
1021 Hillandale Dr	0.13mi	3/1.0 (+1)	1,140 (+12%)	12mo	$75,900	$67	59
1401 Carol Cir	0.52mi	3/1.0 (+1)	1,075 (+6%)	5mo	$105,000	$98	57
916 Oakview Cir	0.30mi	3/1.0 (+1)	1,150 (+13%)	9mo	$62,000	$54	52
1521 Watts St	0.72mi	3/1.0 (+1)	903 (-11%)	2mo	$10,000	$11	41
927 Woodward Rd	0.66mi	3/1.5 (+1)	1,148 (+13%)	1mo	$40,000	$35	40
1446 12th St	0.61mi	3/1.0 (+1)	1,123 (+10%)	12mo	$80,000	$71	39

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-12,324
• Equity at exit: $16,088

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-4,042
• Equity at exit: $9,329

Cash invested: $30,212 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$566
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $81

Break-even live

Break-even rent $944

Max offer price $107,900

Occupancy floor 87%

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: $26,975
• Closing costs: $3,237
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 Rutledge Dr Birmingham, AL	3.0	1.0	1416	$1,095	$0.77	21d	1	0.16mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	44d	1	0.18mi
603 11th Ave Birmingham, AL	3.0	1.0	1289	$1,100	$0.85	44d	1	0.23mi
608 5th Ave Midfield, AL	3.0	1.0	1241	$795	$0.64	21d	1	0.23mi
806 12th Ave Birmingham, AL	3.0	1.0	1262	$1,075	$0.85	44d	1	0.34mi
733 Glen Ridge Dr Fairfield, AL	3.0	1.0	1225	$1,378	$1.12	2d	1	0.47mi
222 4th Ave Birmingham, AL	3.0	1.0	1300	$1,050	$0.81	44d	1	0.51mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	44d	1	0.60mi
1401 9th Ave Birmingham, AL	3.0	2.0	1222	$1,200	$0.98	44d	1	0.65mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	44d	1	0.66mi
923 Woodward Rd Birmingham, AL	3.0	1.0	1273	$1,200	$0.94	24d	1	0.67mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	12d	1	0.69mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	10d	1	0.69mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	3d	1	0.69mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	10d	1	0.69mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	10d	1	0.69mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	10d	1	0.69mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	10d	1	0.69mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	3d	1	0.69mi
407 Fairfax Dr Fairfield, AL	1.0	1.5	850	$1,160	$1.36	44d	2	0.70mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	24d	1	1.29mi
1565 Miles St Dolomite, AL	3.0	2.0	1120	$1,175	$1.05	16d	1	1.32mi
1254 Lewis St Brighton, AL	3.0	1.0	1200	$850	$0.71	44d	1	1.33mi
200 Woodward Dr Bessemer, AL	3.0	1.0	900	$1,123	$1.25	2d	1	1.39mi
6516 Millard Fuller Rd Fairfield, AL	3.0	1.5	1120	$950	$0.85	3d	1	1.45mi
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	24d	1	1.47mi

Listing history 2 events

1. 2026-06-17
   remarks 675-char remark
2. 2026-06-17
   listed $107,900 Active 1 DOM

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $1,624 · $135/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 ≥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: $12,561
• − Mortgage interest: −$6,044
• − Property taxes: −$1,624
• − Insurance: −$540
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,139
• Taxable loss: −$796
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,160/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

+44.1% since first listed

8 events — show timeline

• 2026-06-17 Listed $107,900 Greater Alabama MLS
• 2023-03-28 Sold (Public Records) $93,000 Public Records
• 2023-03-27 Sold (MLS) $93,000 Greater Alabama MLS
• 2023-03-02 Contingent — Greater Alabama MLS
• 2023-02-24 Listed $87,000 Greater Alabama MLS
• 2013-11-22 Sold (MLS) $25,950 Greater Alabama MLS
• 2013-10-21 Listed $25,950 Greater Alabama MLS
• 2003-06-05 Sold (Public Records) $74,900 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,624 · +2.0% YoY. Source: county tax records.