5131 Hillside Dr · Fairfield, AL 35064

$104,999

3 bd · 1.5 ba · 2,596 sqft · SingleFamily public records · 218 Days on market

Built 1925 6,098 sqft lot $40/sqft · 7% below area Est $85k · 24% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready home that is perfect for home buyers or an income producing property. This home features an oversized front porch that leads into foyer entryway. Updated paint & flooring throughout. Foyer features bedroom on right with carpet, built-ins & fireplace. Then leads to living area and to the kitchen with breakfast bar, island & pantry. Off kitchen is a 2nd bedroom, full bathroom with shower, & back room for a dining room or den. Upstairs has 3 bedrooms with large closets, one room with private half bath as well as a full bathroom with a separate shower & a soaking tub. Nice circular driveway in the front allows for ample parking. Outback features flat back yard with a separate storage building, 1 car garage & a 2nd driveway for additional parking.

Key facts

• Flat back yard
• Foyer entryway
• Breakfast bar

Tags

• OVERSIZED FRONT PORCH
• FOYER ENTRYWAY
• BREAKFAST BAR
• SEPARATE STORAGE BUILDING
• FLAT BACK YARD
• CIRCULAR DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% 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+, schools F, amenities 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.
• Market conditions: 52 active listings in the ZIP; 3 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).
• This rent runs 33% of the median local income ($49k/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 $726 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 + 3.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $76k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $92,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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 1925 — 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. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (median comp): $84,547
• List price: $104,999
• Delta: 24.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 57th St	0.43mi	3/1.5	2,878 (+11%)	21mo	$55,000	$19	45
441 62nd St	0.73mi	4/2.0 (+1)	2,436 (-6%)	23mo	$55,000	$23	30
5400 Court I	0.74mi	3/2.0	2,268 (-13%)	20mo	$76,000	$34	26

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,573
• Equity at exit: $15,656

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $33,972
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $354

Break-even live

Break-even rent $902

Max offer price $104,999

Occupancy floor 69%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 41st St Fairfield, AL	4.0	2.0	1800	$1,300	$0.72	43d	1	0.49mi
1300 Gulfport St Birmingham, AL	3.0	2.0	1778	$1,200	$0.67	43d	1	0.95mi
1563 Martin Ave Birmingham, AL	4.0	2.0	1848	$1,495	$0.81	1d	1	1.30mi

Listing history 23 events

1. 2026-06-18
   days on market $104,999 Active 218 DOM
2. 2026-06-17
   days on market $104,999 Active 217 DOM
3. 2026-06-16
   days on market $104,999 Active 216 DOM
4. 2026-06-15
   days on market $104,999 Active 215 DOM
5. 2026-06-13
   days on market $104,999 Active 213 DOM
6. 2026-06-10
   days on market $104,999 Active 210 DOM
7. 2026-06-09
   days on market $104,999 Active 209 DOM
8. 2026-06-08
   days on market $104,999 Active 208 DOM
9. 2026-06-07
   statusdays on market $104,999 Active 207 DOM
10. 2026-06-03
    days on market $104,999 Contingent 203 DOM
11. 2026-06-02
    days on market $104,999 Contingent 202 DOM
12. 2026-06-01
    days on market $104,999 Contingent 201 DOM
13. 2026-05-31
    days on market $104,999 Contingent 200 DOM
14. 2026-02-02
    status Active 801-char remark

    Show marketing remark (801 chars)

    Move in ready home that is perfect for home buyers or an income producing property. This home features an oversized front porch that leads into foyer entryway. Updated paint & flooring throughout. Foyer features bedroom on right with carpet, built-ins & fireplace. Then leads to living area and to the kitchen with breakfast bar, island & pantry. Off kitchen is a 2nd bedroom, full bathroom with shower, & back room for a dining room or den. Upstairs has 3 bedrooms with large closets, one room with private half bath as well as a full bathroom with a separate shower & a soaking tub. Nice circular driveway in the front allows for ample parking. Outback features flat back yard with a separate storage building, 1 car garage & a 2nd driveway for additional parking.

15. 2025-12-08
    historical Contingent 801-char remark

    Show marketing remark (801 chars)

    Move in ready home that is perfect for home buyers or an income producing property. This home features an oversized front porch that leads into foyer entryway. Updated paint & flooring throughout. Foyer features bedroom on right with carpet, built-ins & fireplace. Then leads to living area and to the kitchen with breakfast bar, island & pantry. Off kitchen is a 2nd bedroom, full bathroom with shower, & back room for a dining room or den. Upstairs has 3 bedrooms with large closets, one room with private half bath as well as a full bathroom with a separate shower & a soaking tub. Nice circular driveway in the front allows for ample parking. Outback features flat back yard with a separate storage building, 1 car garage & a 2nd driveway for additional parking.

16. 2025-11-12
    listed $104,999 Active 801-char remark

    Show marketing remark (801 chars)

    Move in ready home that is perfect for home buyers or an income producing property. This home features an oversized front porch that leads into foyer entryway. Updated paint & flooring throughout. Foyer features bedroom on right with carpet, built-ins & fireplace. Then leads to living area and to the kitchen with breakfast bar, island & pantry. Off kitchen is a 2nd bedroom, full bathroom with shower, & back room for a dining room or den. Upstairs has 3 bedrooms with large closets, one room with private half bath as well as a full bathroom with a separate shower & a soaking tub. Nice circular driveway in the front allows for ample parking. Outback features flat back yard with a separate storage building, 1 car garage & a 2nd driveway for additional parking.

17. 2023-09-27
    status Pending 596-char remark

    Show marketing remark (596 chars)

    Looking for a spacious home with plenty of room to expand? Look no further than this large home in Fairfield! This large, inviting house boasts oversized rooms with some remaining historical charm. With 4 bedrooms and 2 1/2 bathrooms, it's perfect for families or roommates. But that's not all! The fenced backyard offers privacy and security, along with a convenient storage shed. And let's not forget the prime location near Miles College. Investors, take note: this property has incredible potential for both rental income and future appreciation. Don't miss out on this amazing opportunity!

18. 2023-09-27
    soldstatus $76,000 Sold 596-char remark

    Show marketing remark (596 chars)

    Looking for a spacious home with plenty of room to expand? Look no further than this large home in Fairfield! This large, inviting house boasts oversized rooms with some remaining historical charm. With 4 bedrooms and 2 1/2 bathrooms, it's perfect for families or roommates. But that's not all! The fenced backyard offers privacy and security, along with a convenient storage shed. And let's not forget the prime location near Miles College. Investors, take note: this property has incredible potential for both rental income and future appreciation. Don't miss out on this amazing opportunity!

19. 2023-09-27
    soldstatus $76,000

    Show marketing remark (596 chars)

    Looking for a spacious home with plenty of room to expand? Look no further than this large home in Fairfield! This large, inviting house boasts oversized rooms with some remaining historical charm. With 4 bedrooms and 2 1/2 bathrooms, it's perfect for families or roommates. But that's not all! The fenced backyard offers privacy and security, along with a convenient storage shed. And let's not forget the prime location near Miles College. Investors, take note: this property has incredible potential for both rental income and future appreciation. Don't miss out on this amazing opportunity!

20. 2023-09-01
    historical Contingent 596-char remark

    Show marketing remark (596 chars)

    Looking for a spacious home with plenty of room to expand? Look no further than this large home in Fairfield! This large, inviting house boasts oversized rooms with some remaining historical charm. With 4 bedrooms and 2 1/2 bathrooms, it's perfect for families or roommates. But that's not all! The fenced backyard offers privacy and security, along with a convenient storage shed. And let's not forget the prime location near Miles College. Investors, take note: this property has incredible potential for both rental income and future appreciation. Don't miss out on this amazing opportunity!

21. 2023-08-29
    price $89,900 596-char remark

    Show marketing remark (596 chars)

    Looking for a spacious home with plenty of room to expand? Look no further than this large home in Fairfield! This large, inviting house boasts oversized rooms with some remaining historical charm. With 4 bedrooms and 2 1/2 bathrooms, it's perfect for families or roommates. But that's not all! The fenced backyard offers privacy and security, along with a convenient storage shed. And let's not forget the prime location near Miles College. Investors, take note: this property has incredible potential for both rental income and future appreciation. Don't miss out on this amazing opportunity!

22. 2023-08-21
    listed $99,900 Active 596-char remark

    Show marketing remark (596 chars)

    Looking for a spacious home with plenty of room to expand? Look no further than this large home in Fairfield! This large, inviting house boasts oversized rooms with some remaining historical charm. With 4 bedrooms and 2 1/2 bathrooms, it's perfect for families or roommates. But that's not all! The fenced backyard offers privacy and security, along with a convenient storage shed. And let's not forget the prime location near Miles College. Investors, take note: this property has incredible potential for both rental income and future appreciation. Don't miss out on this amazing opportunity!

23. 2023-08-20
    historical $99,900 596-char remark

    Show marketing remark (596 chars)

    Looking for a spacious home with plenty of room to expand? Look no further than this large home in Fairfield! This large, inviting house boasts oversized rooms with some remaining historical charm. With 4 bedrooms and 2 1/2 bathrooms, it's perfect for families or roommates. But that's not all! The fenced backyard offers privacy and security, along with a convenient storage shed. And let's not forget the prime location near Miles College. Investors, take note: this property has incredible potential for both rental income and future appreciation. Don't miss out on this amazing opportunity!

ⓘ 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: $1,418 · $118/mo
• Projected year-2 tax: $1,418 · $118/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 ≥107°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: $16,208
• − Mortgage interest: −$5,882
• − Property taxes: −$1,418
• − Insurance: −$525
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,055
• Taxable income: $2,735
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $3,597/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

+5.1% since first listed

10 events — show timeline

• 2026-02-02 Relisted — Greater Alabama MLS
• 2025-12-08 Contingent — Greater Alabama MLS
• 2025-11-12 Listed $104,999 Greater Alabama MLS
• 2023-09-27 Pending — Greater Alabama MLS
• 2023-09-27 Sold (Public Records) $76,000 Public Records
• 2023-09-27 Sold (MLS) $76,000 Greater Alabama MLS
• 2023-09-01 Contingent — Greater Alabama MLS
• 2023-08-29 Price Changed $89,900 Greater Alabama MLS
• 2023-08-21 Listed $99,900 Greater Alabama MLS
• 2023-08-20 Coming Soon $99,900 Greater Alabama MLS

Property tax history

+10.5%/yr

Latest (2025): $1,418 · +0.0% YoY. Source: county tax records.