1108 Oak St · Midfield, AL 35228

$30,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 12 Days on market

Built 1900 0.38 ac lot

---

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

Handy Man special SOLD AS IS. Home sits on two lots.

Key facts

• 0.38 acre lot
• Built 1900
• Listed 12 days

Property features AI

Finance

• Other: Parcel ID: 30-00-26-2-010-003.000
• Financial info: No additional financial details provided
• HOA & community: Garbage fee of $60 billed quarterly

Exterior

• Parking: Driveway parking; On-street parking
• Security: No security features listed
• Utilities: Public water; Connected sewer
• Home design: Existing property; Siding (wood) construction
• Construction: Wood siding exterior; Crawl space foundation
• Exterior features: Front porch; Crawl space foundation; Lot size approximately 0.38 acres; No waterfront, pool, patio, garden/patio, or decks listed

Interior

• Kitchen: Solid surface countertops; Kitchen located on the main level
• Bedrooms: Two bedrooms, both on the main level
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: No heat; No air conditioning
• Interior features: Ceilings: Other (see remarks); No additional built-in interior features listed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 33.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1900 — 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 $30,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.97% ✓
• Cap rate: 33.90%
• Cash-on-cash: 98.59%
• DSCR: 5.39
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $69,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Westfield Dr	0.62mi	3/1.0	1,106 (+0%)	2mo	$104,000	$94	69
927 Woodward Rd	0.49mi	3/1.5	1,148 (+4%)	1mo	$40,000	$35	68
510 Basie Ave	0.30mi	3/2.0	1,032 (-6%)	4mo	$75,000	$73	68
916 Oakview Cir	0.39mi	3/1.0	1,150 (+4%)	9mo	$62,000	$54	67
1401 Carol Cir	0.74mi	3/1.0	1,075 (-3%)	5mo	$105,000	$98	56
504 9th Ave	0.59mi	2/1.0 (-1)	1,016 (-8%)	1mo	$58,000	$57	53
1221 Carol Cir	0.71mi	3/1.0	1,200 (+9%)	2mo	$75,000	$63	51
600 9th Ave	0.63mi	3/1.0	1,028 (-7%)	10mo	$79,900	$78	50
503 8th Ave	0.61mi	3/2.0	1,218 (+10%)	0mo	$75,000	$62	50
440 Oakmont St	0.59mi	3/1.0	960 (-13%)	3mo	$53,000	$55	48
907 7th St	0.65mi	2/1.0 (-1)	1,044 (-5%)	10mo	$56,500	$54	47
5045 Juanita Cir	0.71mi	3/1.5	1,176 (+6%)	11mo	$110,000	$94	45

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: 96.1%
• Equity multiple: 5.24×
• Total profit: $35,649
• Equity at exit: $4,473

10-year hold

• IRR: 98.2%
• Equity multiple: 9.85×
• Total profit: $74,335
• Equity at exit: $2,594

Cash invested: $8,400 (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 35228

• Home prices YoY: -3.5%
• Rents YoY: -1.5%
• Active inventory: 87
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$157
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $690

Break-even live

Break-even rent $317

Max offer price $30,000

Occupancy floor 37%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	44d	1	0.05mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	44d	1	0.09mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	44d	1	0.09mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	15d	1	0.13mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	44d	1	0.50mi
923 Woodward Rd Birmingham, AL	3.0	1.0	1273	$1,200	$0.94	24d	1	0.51mi
222 4th Ave Birmingham, AL	3.0	1.0	1300	$1,050	$0.81	44d	1	0.51mi
226 3rd Ave Birmingham, AL	4.0	2.0	1248	$1,300	$1.04	44d	1	0.55mi
603 11th Ave Birmingham, AL	3.0	1.0	1289	$1,100	$0.85	44d	1	0.58mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	44d	1	0.61mi
800 Fairfax Dr Fairfield, AL	4.0	2.0	1200	$1,650	$1.38	2d	1	0.65mi
832 Alden Ave Birmingham, AL	4.0	2.0	1231	$1,150	$0.93	24d	1	0.68mi
806 12th Ave Birmingham, AL	3.0	1.0	1262	$1,075	$0.85	44d	1	0.69mi
617 8th Ave Birmingham, AL	4.0	2.0	1436	$1,350	$0.94	2d	1	0.70mi
616 Rutledge Dr Birmingham, AL	3.0	1.0	1416	$1,095	$0.77	21d	1	0.74mi
733 Glen Ridge Dr Fairfield, AL	3.0	1.0	1225	$1,378	$1.12	2d	1	0.74mi
5624 Cairo Ave Birmingham, AL	4.0	2.0	1386	$1,200	$0.87	44d	1	0.75mi
608 5th Ave Midfield, AL	3.0	1.0	1241	$795	$0.64	21d	1	0.80mi
1109 12th Ave Birmingham, AL	4.0	2.0	1217	$1,475	$1.21	3d	1	0.86mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	12d	1	0.94mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	10d	1	0.94mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	10d	1	0.94mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	3d	1	0.94mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	10d	1	0.94mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	10d	1	0.94mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	10d	1	0.94mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	3d	1	0.94mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	3d	1	1.08mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	44d	1	1.08mi
1401 9th Ave Birmingham, AL	3.0	2.0	1222	$1,200	$0.98	44d	1	1.11mi
6025 Ivy St Birmingham, AL	4.0	2.0	1232	$1,300	$1.06	44d	1	1.14mi
6029 Ivy St Birmingham, AL	4.0	2.0	1234	$1,200	$0.97	44d	1	1.15mi
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	24d	1	1.21mi
1254 Lewis St Brighton, AL	3.0	1.0	1200	$850	$0.71	44d	1	1.23mi
1721 Collier Dr Birmingham, AL	2.0	1.0	925	$800	$0.86	44d	1	1.24mi
537 Grant St Birmingham, AL	3.0	1.0	1444	$1,200	$0.83	24d	1	1.24mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	44d	1	1.26mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	24d	1	1.27mi
5704 14th St S Bessemer, AL	2.0	2.0	1024	$850	$0.83	16d	1	1.29mi
5709 13th St S Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	44d	1	1.39mi

Listing history 4 events

1. 2026-06-02
   status $30,000 Pending 12 DOM
2. 2026-06-01
   days on market $30,000 Active 12 DOM
3. 2026-05-31
   days on market $30,000 Active 11 DOM
4. 2026-05-19
   listed $30,000 Active

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $970 · $81/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 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,291
• − Mortgage interest: −$1,680
• − Property taxes: −$970
• − Insurance: −$150
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$873
• Taxable income: $8,331
• Est. tax owed @ 24.0%: −$1,999
• After-tax cash flow: $6,282/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

1 event — show timeline

• 2026-05-19 Listed $30,000 Greater Alabama MLS

Property tax history

+2.1%/yr

Latest (2025): $970 · +6.9% YoY. Source: county tax records.