1313 Creel St · Midfield, AL 35228

$19,900

2 bd · 1.0 ba · 755 sqft · SingleFamily public records · 20 Days on market

Built 1951 $26/sqft · 57% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor special in Midfield — cash only, sold as-is. 3 bed/1 bath, 913 sqft, built 1951. Slab foundation, pull-down attic. Great bones for the right buyer looking to add value. Strong rental market in the area — ideal for a buy and hold or flip. Priced aggressively at $19,900. All closing costs paid by buyer. Contact showing agent for access and details. Buyer to verify all information, including square footage, lot size, school assignments, and property condition, before closing

Key facts

• Slab foundation
• Strong rental market
• Pull-down attic

Tags

• SLAB FOUNDATION
• PULL-DOWN ATTIC
• STRONG RENTAL MARKET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 44.8% 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: schools F, amenities F, employment 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.
• Market conditions: Rents soft (-1.5%/yr); 87 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $19,601 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
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: 5.02% ✓
• Cap rate: 44.82%
• Cash-on-cash: 137.58%
• DSCR: 7.12
• GRM: 1.7

CMA / ARV

• ARV (median comp): $55,417
• List price: $19,900
• Delta: -64.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Rayfield Dr	0.28mi	2/1.0	672 (-11%)	11mo	$25,000	$37	60
154 Woodward Rd	0.64mi	2/1.0	817 (+8%)	2mo	$45,000	$55	55
1100 Pineview Rd	0.50mi	2/1.0	842 (+12%)	6mo	$106,000	$126	53
1272 Pineview Rd	0.73mi	2/1.0	816 (+8%)	9mo	$60,000	$74	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: —
• Equity multiple: 7.20×
• Total profit: $34,560
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 13.79×
• Total profit: $71,272
• Equity at exit: $1,721

Cash invested: $5,572 (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: 1.7×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$104
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $639

Break-even live

Break-even rent $190

Max offer price $19,900

Occupancy floor 31%

Sensitivity live

Price	-10% $650	-5% $644	+0% $639	+5% $633	+10% $628
Rent	-10% $560	-5% $599	+0% $639	+5% $678	+10% $718
Rate	-1.0pp $649	-0.5pp $644	base $639	+0.5pp $634	+1.0pp $628

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 Woodward Rd Birmingham, AL	2.0	1.0	672	$800	$1.19	2d	1	0.10mi
1112 S Gale Dr Birmingham, AL	3.0	1.5	1053	$1,175	$1.12	44d	1	0.13mi
1376 Creel Ct Birmingham, AL	3.0	1.0	1008	$1,000	$0.99	44d	1	0.19mi
340 McPherson Ave Birmingham, AL	2.0	1.0	924	$910	$0.98	44d	1	0.29mi
336 McPherson Ave Birmingham, AL	3.0	1.0	1094	$1,100	$1.01	24d	1	0.29mi
1433 Rayfield Dr Birmingham, AL	3.0	1.0	1064	$950	$0.89	44d	1	0.36mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	44d	1	0.47mi
1272 Meadow Ln Birmingham, AL	2.0	1.0	744	$800	$1.08	44d	1	0.61mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	44d	1	0.83mi
3729 Maple Ave SW Birmingham, AL	3.0	2.0	1008	$1,200	$1.19	44d	1	0.85mi
3736 Oak Ave SW Birmingham, AL	3.0	2.0	984	$1,050	$1.07	24d	1	0.87mi
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	24d	1	0.89mi
1721 Collier Dr Birmingham, AL	2.0	1.0	925	$800	$0.86	44d	1	0.89mi
5710 Monte Sano Dr Birmingham, AL	2.0	1.0	700	$950	$1.36	44d	1	0.93mi
5712 Monte Sano Rd Birmingham, AL	2.0	1.0	700	$900	$1.29	44d	1	0.95mi
1045 57th St Birmingham, AL	1.0	1.0	700	$775	$1.11	44d	1	0.95mi
3729 Pine Ave SW Birmingham, AL	3.0	1.0	1067	$1,100	$1.03	22d	1	0.96mi
5714 Court M Unit 5720 Birmingham, AL	1.0	1.0	600	$700	$1.17	44d	1	0.97mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	24d	1	1.06mi
2804 32nd Way SW Birmingham, AL	3.0	1.0	840	$900	$1.07	44d	1	1.06mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	1.06mi
5717 Avenue O Unit O Birmingham, AL	3.0	2.0	1029	$1,250	$1.21	44d	1	1.08mi
2805 32nd Way SW Birmingham, AL	3.0	1.0	792	$900	$1.14	44d	1	1.08mi
2300 31st St SW Unit ENSLEY2316 A Birmingham, AL	2.0	1.0	750	$1,000	$1.33	3d	1	1.10mi
5503 Myron Massey Blvd Fairfield, AL	3.0	2.0	1119	$1,200	$1.07	44d	1	1.10mi
125 Jerry Coleman St Fairfield, AL	2.0	1.0	715	$725	$1.01	44d	1	1.14mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	44d	1	1.15mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	45d	1	1.16mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	44d	1	1.19mi
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	44d	1	1.23mi
4120 George Ave SW Birmingham, AL	2.0	1.0	944	$850	$0.90	24d	1	1.27mi
3720 Howard Ave SW Birmingham, AL	3.0	1.0	1092	$1,200	$1.10	24d	1	1.35mi
4009 Grasselli Ave SW Birmingham, AL	3.0	1.0	875	$900	$1.03	24d	1	1.38mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	24d	1	1.41mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	44d	1	1.43mi
410 54th St Fairfield, AL	2.0	1.0	1068	$700	$0.66	3d	1	1.45mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	19d	1	1.46mi

Listing history 4 events

1. 2026-05-04
   listed $19,900 Active 497-char remark
2. 2009-02-13
   soldstatus $15,000
3. 1997-02-07
   soldstatus $8,000
4. 1979-11-09
   soldstatus $7,800

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $446 · $37/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: $11,979
• − Mortgage interest: −$1,115
• − Property taxes: −$446
• − Insurance: −$100
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$579
• Taxable income: $7,824
• Est. tax owed @ 24.0%: −$1,878
• After-tax cash flow: $5,788/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

+92.3% since first listed

3 events — show timeline

• 2009-02-13 Sold (Public Records) $15,000 Public Records
• 1997-02-07 Sold (Public Records) $8,000 Public Records
• 1979-11-09 Sold (Public Records) $7,800 Public Records

Property tax history

-0.2%/yr

Latest (2025): $446 · +6.7% YoY. Source: county tax records.