525 Woodward Rd · Midfield, AL 35228

$99,000

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 91 Days on market

Built 1950 0.66 ac lot $67/sqft · 8% below area Est $108k · 8% under

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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 +27.8/30.0
• ARV discount +11.2/15.0
• DSCR +9.8/10.0
• 1% rule +6.9/10.0
• 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 MLS

Spacious home with a large backyard offering plenty of room to enjoy outdoor living and privacy with no close neighbors. One bathroom has been fully remodeled, adding modern comfort and style. The property also features a large carport — perfect for multiple vehicles, storage, or a workshop space. Priced to sell, this home is a great opportunity you don’t want to miss. Schedule your showing today and come see it for yourself!

Key facts

• Large backyard
• Large carport
• 0.66 acre lot

Tags

• LARGE BACKYARD
• FULLY REMODELED BATHROOM
• LARGE CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $684 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

• It's been on market 91 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $99k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.19% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (median comp): $107,825
• List price: $99,000
• Delta: -8.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 Grant St	0.42mi	3/1.0	1,444 (-2%)	4mo	$98,500	$68	74
521 Grant St	0.37mi	3/2.0	1,368 (-7%)	9mo	$80,000	$58	59
209 Fair Oaks Dr	0.32mi	3/2.0	1,558 (+6%)	16mo	$174,400	$112	59
340 Woodward Rd	0.24mi	3/1.0	1,255 (-15%)	12mo	$85,000	$68	54
923 Woodward Rd	0.50mi	3/1.0	1,273 (-14%)	5mo	$65,000	$51	50
215 1st Ave	0.47mi	3/1.0	1,296 (-12%)	11mo	$54,000	$42	49
5624 Cairo Ave	0.74mi	2/1.0 (-1)	1,386 (-6%)	10mo	$82,000	$59	42
6716 Cherokee Dr	0.71mi	3/1.5	1,346 (-9%)	11mo	$140,000	$104	41
1709 Brizendine Dr	0.35mi	2/2.0 (-1)	1,263 (-14%)	15mo	$90,000	$71	38
1508 Collier Dr	0.70mi	3/1.0	1,280 (-13%)	14mo	$90,000	$70	33
1501 Collier Dr	0.74mi	4/1.0 (+1)	1,634 (+11%)	13mo	$33,500	$21	32
203 4th Ave	0.68mi	4/2.0 (+1)	1,649 (+12%)	10mo	$89,200	$54	31

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-281
• Equity at exit: $14,761

10-year hold

• IRR: 6.2%
• Equity multiple: 1.40×
• Total profit: $11,106
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$519
• Tax from tax record: −$69 /mo · $823/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $302

Break-even live

Break-even rent $796

Max offer price $99,000

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	23d	1	0.37mi
537 Grant St Birmingham, AL	3.0	1.0	1444	$1,200	$0.83	23d	1	0.43mi
1721 Collier Dr Birmingham, AL	2.0	1.0	925	$800	$0.86	43d	1	0.47mi
923 Woodward Rd Birmingham, AL	3.0	1.0	1273	$1,200	$0.94	23d	1	0.50mi
120 Parkwood St Birmingham, AL	3.0	1.5	1224	$1,150	$0.94	15d	1	0.50mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	43d	1	0.51mi
226 3rd Ave Birmingham, AL	4.0	2.0	1248	$1,300	$1.04	43d	1	0.56mi
222 4th Ave Birmingham, AL	3.0	1.0	1300	$1,050	$0.81	43d	1	0.62mi
800 Fairfax Dr Fairfield, AL	4.0	2.0	1200	$1,650	$1.38	1d	1	0.66mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	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 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	10d	1	0.69mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	11d	1	0.69mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	2d	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 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	10d	1	0.69mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	2d	1	0.69mi
733 Glen Ridge Dr Fairfield, AL	3.0	1.0	1225	$1,378	$1.12	1d	1	0.75mi
5624 Cairo Ave Birmingham, AL	4.0	2.0	1386	$1,200	$0.87	43d	1	0.77mi
1433 Rayfield Dr Birmingham, AL	3.0	1.0	1064	$950	$0.89	43d	1	0.80mi
1412 Woodward Rd Birmingham, AL	3.0	1.0	1220	$1,203	$0.99	15d	1	0.83mi
336 McPherson Ave Birmingham, AL	3.0	1.0	1094	$1,100	$1.01	23d	1	0.93mi
340 McPherson Ave Birmingham, AL	2.0	1.0	924	$910	$0.98	43d	1	0.94mi
6629 Grasselli Rd Fairfield, AL	4.0	1.0	1114	$1,295	$1.16	43d	1	0.94mi
1441 Creel St Birmingham, AL	3.0	2.0	1319	$1,275	$0.97	3d	1	0.95mi
1376 Creel Ct Birmingham, AL	3.0	1.0	1008	$1,000	$0.99	43d	1	0.96mi
373 Belcher Dr Birmingham, AL	4.0	1.0	1255	$1,100	$0.88	43d	1	1.05mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	43d	1	1.07mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	43d	1	1.07mi
408 Midway St Birmingham, AL	3.0	1.0	1301	$1,075	$0.83	19d	1	1.07mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	14d	1	1.10mi
6516 Millard Fuller Rd Fairfield, AL	3.0	1.5	1120	$950	$0.85	2d	1	1.17mi
608 5th Ave Midfield, AL	3.0	1.0	1241	$795	$0.64	21d	1	1.19mi
616 Rutledge Dr Birmingham, AL	3.0	1.0	1416	$1,095	$0.77	21d	1	1.23mi
1112 S Gale Dr Birmingham, AL	3.0	1.5	1053	$1,175	$1.12	43d	1	1.27mi
617 8th Ave Birmingham, AL	4.0	2.0	1436	$1,350	$0.94	1d	1	1.28mi
502 64th St Fairfield, AL	3.0	1.0	1250	$695	$0.56	43d	1	1.29mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	43d	1	1.30mi
603 11th Ave Birmingham, AL	3.0	1.0	1289	$1,100	$0.85	43d	1	1.31mi
801 Rutledge Dr Birmingham, AL	4.0	2.0	1808	$1,600	$0.88	1d	1	1.34mi

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 91 DOM
2. 2026-06-17
   days on market $99,000 Active 90 DOM
3. 2026-06-16
   days on market $99,000 Active 89 DOM
4. 2026-06-15
   days on market $99,000 Active 88 DOM
5. 2026-06-13
   days on market $99,000 Active 86 DOM
6. 2026-06-13
   days on market $99,000 Active 85 DOM
7. 2026-06-10
   days on market $99,000 Active 83 DOM
8. 2026-06-09
   days on market $99,000 Active 82 DOM
9. 2026-06-08
   days on market $99,000 Active 81 DOM
10. 2026-06-07
    days on market $99,000 Active 80 DOM
11. 2026-06-05
    days on market $99,000 Active 77 DOM
12. 2026-06-03
    days on market $99,000 Active 76 DOM
13. 2026-06-02
    days on market $99,000 Active 75 DOM
14. 2026-06-01
    days on market $99,000 Active 74 DOM
15. 2026-05-31
    days on market $99,000 Active 73 DOM
16. 2026-04-16
    price $99,000 441-char remark

    Show marketing remark (441 chars)

    Spacious home with a large backyard offering plenty of room to enjoy outdoor living and privacy with no close neighbors. One bathroom has been fully remodeled, adding modern comfort and style. The property also features a large carport — perfect for multiple vehicles, storage, or a workshop space. Priced to sell, this home is a great opportunity you don’t want to miss. Schedule your showing today and come see it for yourself!

17. 2026-04-03
    price $109,000 441-char remark

    Show marketing remark (441 chars)

    Spacious home with a large backyard offering plenty of room to enjoy outdoor living and privacy with no close neighbors. One bathroom has been fully remodeled, adding modern comfort and style. The property also features a large carport — perfect for multiple vehicles, storage, or a workshop space. Priced to sell, this home is a great opportunity you don’t want to miss. Schedule your showing today and come see it for yourself!

18. 2026-03-19
    listed $120,000 Active 441-char remark

    Show marketing remark (441 chars)

    Spacious home with a large backyard offering plenty of room to enjoy outdoor living and privacy with no close neighbors. One bathroom has been fully remodeled, adding modern comfort and style. The property also features a large carport — perfect for multiple vehicles, storage, or a workshop space. Priced to sell, this home is a great opportunity you don’t want to miss. Schedule your showing today and come see it for yourself!

19. 2020-09-30
    soldstatus $59,900
20. 1979-09-01
    soldstatus $45,000

ⓘ 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: $823 · $69/mo
• Projected year-2 tax: $823 · $69/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 · 20 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: $14,141
• − Mortgage interest: −$5,546
• − Property taxes: −$823
• − Insurance: −$495
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,880
• Taxable income: $2,135
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $3,111/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

+120.0% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $99,000 Greater Alabama MLS
• 2026-04-03 Price Changed $109,000 Greater Alabama MLS
• 2026-03-19 Listed $120,000 Greater Alabama MLS
• 2020-09-30 Sold (Public Records) $59,900 Public Records
• 1979-09-01 Sold (Public Records) $45,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $823 · +7.3% YoY. Source: county tax records.