531 Swann Rd W · Midfield, AL 35228

$64,900

2 bd · 1.0 ba · 882 sqft · SingleFamily public records · 195 Days on market

Built 1952 0.35 ac lot

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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 +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 MLS

Doll house. With a little updating this will be a great investment property or home.

Key facts

• 0.35 acre lot
• Built 1952
• Listed 195 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $449 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 + 0.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1952 — 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: 1.59% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.83%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $29,106
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 8th Ave	0.23mi	2/1.0	750 (-15%)	0mo	$18,000	$24	64
911 12th Ave	0.56mi	2/1.0	992 (+12%)	1mo	$26,500	$27	52
1209 8th St	0.52mi	3/1.0 (+1)	912 (+3%)	15mo	$52,000	$57	52
109 Fairfield Blvd	0.45mi	3/1.0 (+1)	900 (+2%)	23mo	$85,000	$94	51
207 4th Ave	0.61mi	2/1.0	768 (-13%)	22mo	$25,000	$33	32

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: 16.1%
• Equity multiple: 1.63×
• Total profit: $11,372
• Equity at exit: $9,677

10-year hold

• IRR: 22.5%
• Equity multiple: 2.67×
• Total profit: $30,298
• Equity at exit: $5,611

Cash invested: $18,172 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,032 high
• Mortgage (P&I): −$340
• Tax from tax record: −$57 /mo · $678/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $391

Break-even live

Break-even rent $537

Max offer price $64,900

Occupancy floor 57%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	43d	1	0.41mi
407 Fairfax Dr Fairfield, AL	1.0	1.5	850	$1,160	$1.36	43d	2	0.54mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	3d	1	0.57mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	10d	1	0.57mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	10d	1	0.57mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	10d	1	0.57mi
412 Fairfax Dr Unit 432-13 Fairfield, AL	1.0	1.0	555	$775	$1.40	10d	1	0.57mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	11d	1	0.57mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	10d	1	0.57mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	10d	1	0.57mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	3d	1	0.57mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	43d	1	0.77mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	43d	1	0.85mi
1565 Miles St Dolomite, AL	3.0	2.0	1120	$1,175	$1.05	16d	1	1.16mi
6516 Millard Fuller Rd Fairfield, AL	3.0	1.5	1120	$950	$0.85	3d	1	1.23mi
200 Woodward Dr Bessemer, AL	3.0	1.0	900	$1,123	$1.25	2d	1	1.28mi
216 Pine St Bessemer, AL	3.0	2.0	1000	$1,200	$1.20	43d	1	1.41mi

Listing history 15 events

1. 2025-03-18
   soldstatus $60,000
2. 2025-03-10
   status Pending
3. 2025-03-01
   historical
4. 2024-09-10
   price $64,900
5. 2024-08-18
   listed $75,900 Active
6. 2017-08-03
   soldstatus $22,000 Sold 84-char remark

   Show marketing remark (84 chars)

   Doll house. With a little updating this will be a great investment property or home.

7. 2017-07-27
   historical 84-char remark

   Show marketing remark (84 chars)

   Doll house. With a little updating this will be a great investment property or home.

8. 2017-07-15
   price $22,900 84-char remark

   Show marketing remark (84 chars)

   Doll house. With a little updating this will be a great investment property or home.

9. 2017-07-14
   status Active 84-char remark

   Show marketing remark (84 chars)

   Doll house. With a little updating this will be a great investment property or home.

10. 2017-06-15
    historical 84-char remark

    Show marketing remark (84 chars)

    Doll house. With a little updating this will be a great investment property or home.

11. 2017-05-04
    listed $26,500 Active 84-char remark

    Show marketing remark (84 chars)

    Doll house. With a little updating this will be a great investment property or home.

12. 2015-08-10
    soldstatus $10,000 201-char remark

    Show marketing remark (201 chars)

    Relaxing sunroom overlooking a spacious front yard- just in time for summer! This quaint 2 BR 1 BA home won't be available for long! Large kitchen, bedrooms and backyard. Right of Redemption may apply.

13. 2015-07-06
    historical 201-char remark

    Show marketing remark (201 chars)

    Relaxing sunroom overlooking a spacious front yard- just in time for summer! This quaint 2 BR 1 BA home won't be available for long! Large kitchen, bedrooms and backyard. Right of Redemption may apply.

14. 2015-06-24
    listed $9,000 201-char remark

    Show marketing remark (201 chars)

    Relaxing sunroom overlooking a spacious front yard- just in time for summer! This quaint 2 BR 1 BA home won't be available for long! Large kitchen, bedrooms and backyard. Right of Redemption may apply.

15. 1994-09-22
    soldstatus $41,000

ⓘ 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: $678 · $57/mo
• Projected year-2 tax: $678 · $57/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 6 d/yr ≥108°F today · 17 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: $12,380
• − Mortgage interest: −$3,635
• − Property taxes: −$678
• − Insurance: −$324
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,888
• Taxable income: $3,873
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $3,764/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

+46.3% since first listed

15 events — show timeline

• 2025-03-18 Sold (Public Records) $60,000 Public Records
• 2025-03-10 Pending — Greater Alabama MLS
• 2025-03-01 Delisted — Greater Alabama MLS
• 2024-09-10 Price Changed $64,900 Greater Alabama MLS
• 2024-08-18 Listed $75,900 Greater Alabama MLS
• 2017-08-03 Sold (MLS) $22,000 Greater Alabama MLS
• 2017-07-27 Delisted — Greater Alabama MLS
• 2017-07-15 Price Changed $22,900 Greater Alabama MLS
• 2017-07-14 Relisted — Greater Alabama MLS
• 2017-06-15 Delisted — Greater Alabama MLS
• 2017-05-04 Listed $26,500 Greater Alabama MLS
• 2015-08-10 Sold (MLS) $10,000 Greater Alabama MLS
• 2015-07-06 Delisted — Greater Alabama MLS
• 2015-06-24 Listed $9,000 Greater Alabama MLS
• 1994-09-22 Sold (Public Records) $41,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $678 · -10.7% YoY. Source: county tax records.