5178 Hillside Dr · Fairfield, AL 35064

$67,000

4 bd · 1.0 ba · 1,782 sqft · SingleFamily public records · 79 Days on market

Built 1917 7,840 sqft lot $38/sqft · 24% above area Est $54k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming 4-bedroom, 2-bath home in Fairfield offering approximately 1,782 sq ft of living space. Features include a spacious living area, functional kitchen, and hardwood floors throughout. The private backyard provides additional outdoor space and potential for improvement. Ideal opportunity for investors looking to add value or expand their portfolio. Conveniently located near schools, shopping, and major roadways. Receivership property being sold as-is.

Key facts

• Functional kitchen
• Private backyard
• Spacious living area

Tags

• PRIVATE BACKYARD
• FUNCTIONAL KITCHEN
• HARDWOOD FLOORS
• SPACIOUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 10.2% in Fairfield — 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 (#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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 31% 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 $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $62,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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: 1.88% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.40%
• DSCR: 2.44
• GRM: 4.4

CMA / ARV

• ARV (median comp): $54,020
• List price: $67,000
• Delta: 24.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 41st St	0.48mi	3/1.0 (-1)	1,800 (+1%)	8mo	$70,000	$39	64
732 41st St	0.47mi	3/1.0 (-1)	1,584 (-11%)	11mo	$50,000	$32	45
1023 46th St	0.71mi	3/2.0 (-1)	1,920 (+8%)	0mo	$75,000	$39	45
827 60th St	0.68mi	3/2.0 (-1)	1,650 (-7%)	4mo	$60,000	$36	44
121 61st St	0.72mi	4/2.0	1,664 (-7%)	10mo	$52,000	$31	43
5300 Court G	0.44mi	4/1.5	1,592 (-11%)	20mo	$80,000	$50	43
925 Valley Road Pl	0.66mi	3/3.0 (-1)	1,813 (+2%)	17mo	$98,400	$54	39
5722 Terrace Ave	0.51mi	3/2.0 (-1)	1,548 (-13%)	8mo	$56,000	$36	38
101 60th St	0.69mi	3/1.5 (-1)	1,540 (-14%)	2mo	$90,000	$58	37
949 44th St	0.64mi	3/2.5 (-1)	1,595 (-10%)	9mo	$94,000	$59	34
720 41st St	0.48mi	3/1.0 (-1)	1,530 (-14%)	18mo	$55,000	$36	34

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: 27.5%
• Equity multiple: 2.14×
• Total profit: $21,443
• Equity at exit: $9,990

10-year hold

• IRR: 35.0%
• Equity multiple: 4.22×
• Total profit: $60,360
• Equity at exit: $5,793

Cash invested: $18,760 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$351
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $507

Break-even live

Break-even rent $618

Max offer price $67,000

Occupancy floor 55%

Sensitivity live

Price	-10% $545	-5% $526	+0% $507	+5% $488	+10% $469
Rent	-10% $407	-5% $457	+0% $507	+5% $556	+10% $606
Rate	-1.0pp $540	-0.5pp $524	base $507	+0.5pp $489	+1.0pp $472

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 52nd St Fairfield, AL	4.0	2.0	1355	$1,000	$0.74	44d	1	0.13mi
513 Oak Pl Fairfield, AL	4.0	2.0	1440	$1,300	$0.90	24d	1	0.14mi
518 Oak Pl Fairfield, AL	3.0	1.0	1236	$875	$0.71	20d	1	0.16mi
521 41st St Fairfield, AL	4.0	2.0	1800	$1,300	$0.72	44d	1	0.47mi
728 41st St Fairfield, AL	3.0	1.0	1316	$1,100	$0.84	44d	1	0.48mi
5406 Court G Unit G Fairfield, AL	3.0	2.0	1449	$1,199	$0.83	12d	1	0.51mi
5722 Terrace Ave Fairfield, AL	4.0	2.0	1548	$1,495	$0.97	44d	1	0.51mi
209 58th St Fairfield, AL	3.0	2.0	1468	$1,200	$0.82	44d	1	0.53mi
5300 Avenue I Birmingham, AL	4.0	2.0	1360	$1,500	$1.10	2d	1	0.60mi
109 59th St Fairfield, AL	4.0	1.0	1344	$1,200	$0.89	12d	1	0.62mi
5316 Court I Birmingham, AL	3.0	2.0	1284	$1,200	$0.93	44d	1	0.66mi
435 62nd St Fairfield, AL	3.0	2.0	1249	$985	$0.79	44d	1	0.72mi
5709 Court H Birmingham, AL	4.0	1.5	1455	$1,400	$0.96	2d	1	0.74mi
5521 Court I Birmingham, AL	3.0	2.0	1545	$1,100	$0.71	44d	1	0.76mi
1037 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1299	$1,000	$0.77	44d	1	0.77mi
502 64th St Fairfield, AL	3.0	1.0	1250	$695	$0.56	44d	1	0.82mi
1312 Gulfport St Birmingham, AL	3.0	1.5	1376	$1,100	$0.80	44d	1	0.95mi
1300 Gulfport St Birmingham, AL	3.0	2.0	1778	$1,200	$0.67	44d	1	0.98mi
1232 Frisco St Birmingham, AL	4.0	2.0	1332	$1,295	$0.97	2d	1	0.98mi
1226 Frisco St Birmingham, AL	4.0	2.0	1232	$1,245	$1.01	12d	1	0.99mi
1345 46th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1617	$1,175	$0.73	4d	1	1.02mi
3100 Avenue J Birmingham, AL	3.0	1.0	1409	$1,000	$0.71	11d	1	1.15mi
1436 44th Street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1435	$1,495	$1.04	2d	1	1.15mi
1417 Bessemer Rd Birmingham, AL	3.0	1.0	1688	$1,200	$0.71	44d	1	1.17mi
1509 44th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1260	$1,123	$0.89	12d	1	1.20mi
1515 45th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1440	$875	$0.61	4d	1	1.20mi
1563 Martin Ave Birmingham, AL	4.0	2.0	1848	$1,495	$0.81	2d	1	1.24mi
1526 42nd Street Ensley Unit ENSLEY Birmingham, AL	4.0	1.5	1600	$1,050	$0.66	44d	1	1.26mi
2908 Avenue I Unit I Ensley, AL	3.0	1.0	1383	$1,025	$0.74	24d	1	1.26mi
1313 Pike Rd Birmingham, AL	3.0	1.0	1437	$975	$0.68	44d	1	1.27mi
1607 43rd Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1435	$1,150	$0.80	24d	1	1.34mi
1341 Pineview Rd Birmingham, AL	4.0	2.0	1409	$1,300	$0.92	44d	1	1.36mi
1617 42nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1413	$1,030	$0.73	16d	1	1.36mi
2722 Avenue I Unit I Ensley, AL	4.0	1.0	1578	$1,000	$0.63	44d	1	1.37mi
1632 51st St W Birmingham, AL	3.0	1.0	1337	$1,000	$0.75	2d	1	1.39mi
1632 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1337	$1,100	$0.82	44d	1	1.39mi
5808 Court O Birmingham, AL	3.0	1.5	1227	$1,100	$0.90	44d	1	1.40mi
373 Belcher Dr Birmingham, AL	4.0	1.0	1255	$1,100	$0.88	44d	1	1.40mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	20d	1	1.44mi
4105 Avenue Q Unit Q Birmingham, AL	3.0	3.0	1760	$1,250	$0.71	4d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $67,000 Active 79 DOM
2. 2026-06-17
   days on market $67,000 Active 78 DOM
3. 2026-06-16
   days on market $67,000 Active 77 DOM
4. 2026-06-15
   days on market $67,000 Active 76 DOM
5. 2026-06-13
   days on market $67,000 Active 74 DOM
6. 2026-06-10
   days on market $67,000 Active 71 DOM
7. 2026-06-09
   days on market $67,000 Active 70 DOM
8. 2026-06-08
   days on market $67,000 Active 69 DOM
9. 2026-06-07
   days on market $67,000 Active 68 DOM
10. 2026-06-03
    days on market $67,000 Active 64 DOM
11. 2026-06-02
    days on market $67,000 Active 63 DOM
12. 2026-06-01
    days on market $67,000 Active 62 DOM
13. 2026-05-31
    days on market $67,000 Active 61 DOM
14. 2026-03-30
    listed $67,000 Active 460-char remark

    Show marketing remark (460 chars)

    Charming 4-bedroom, 2-bath home in Fairfield offering approximately 1,782 sq ft of living space. Features include a spacious living area, functional kitchen, and hardwood floors throughout. The private backyard provides additional outdoor space and potential for improvement. Ideal opportunity for investors looking to add value or expand their portfolio. Conveniently located near schools, shopping, and major roadways. Receivership property being sold as-is.

15. 2026-02-09
    price $67,000
16. 2020-06-26
    soldstatus $50,000

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $109/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: $15,116
• − Mortgage interest: −$3,753
• − Property taxes: −$1,311
• − Insurance: −$335
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$1,949
• Taxable income: $5,349
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $4,795/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

+34.0% since first listed

3 events — show timeline

• 2026-03-30 Listed $67,000 Greater Alabama MLS
• 2026-02-09 Price Changed $67,000 Greater Alabama MLS
• 2020-06-26 Sold (Public Records) $50,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $1,311 · +0.0% YoY. Source: county tax records.