521 Osceola Cir · Fairfield, AL 35064

$94,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 708 Days on market

Built 1948 0.27 ac lot $80/sqft · 8% above area Est $87k · 8% over

---

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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.3/10.0
• ARV discount +4.0/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great start to your investment portfolio! This single family along with 4 others are available - turnkey rental properties, tenants in place and under management. Do not disturb tenants. Buyer to verify any and all information deemed necessary and important to buyer.

Key facts

• Tenants in place
• Under management
• 0.27 acre lot

Tags

• TURNKEY RENTAL PROPERTIES
• TENANTS IN PLACE
• UNDER MANAGEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

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 at typical pace (median 24d on market — plan ~3-4 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 $650 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 708 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 9071% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 708 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 1948 — 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: 1.23% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $87,128
• List price: $94,000
• Delta: 7.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6729 Grasselli Rd	0.24mi	3/2.0	1,254 (+7%)	3mo	$57,000	$45	70
453 Forest Dr	0.44mi	3/1.5	1,228 (+5%)	8mo	$150,000	$122	63
109 60th St	0.53mi	2/2.0 (-1)	1,148 (-2%)	4mo	$86,850	$76	59
117 62nd St	0.49mi	2/1.0 (-1)	1,220 (+4%)	9mo	$61,000	$50	57
565 Seminole Cir	0.07mi	3/2.0	1,008 (-14%)	16mo	$91,700	$91	57
114 60th St	0.56mi	3/2.0	1,290 (+10%)	12mo	$120,000	$93	43
124 56th St	0.75mi	3/1.0	1,218 (+4%)	24mo	$55,000	$45	39
6825 Cherokee Dr	0.68mi	3/2.5	1,252 (+7%)	16mo	$118,000	$94	37
131 57th St	0.69mi	2/1.0 (-1)	1,266 (+8%)	18mo	$73,000	$58	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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,096
• Equity at exit: $14,016

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $22,034
• Equity at exit: $8,127

Cash invested: $26,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$493
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $256

Break-even live

Break-even rent $827

Max offer price $94,000

Occupancy floor 73%

Sensitivity live

Price	-10% $309	-5% $283	+0% $256	+5% $229	+10% $203
Rent	-10% $165	-5% $211	+0% $256	+5% $302	+10% $347
Rate	-1.0pp $303	-0.5pp $280	base $256	+0.5pp $232	+1.0pp $207

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6516 Millard Fuller Rd Fairfield, AL	3.0	1.5	1120	$950	$0.85	3d	1	0.24mi
6629 Grasselli Rd Fairfield, AL	4.0	1.0	1114	$1,295	$1.16	44d	1	0.25mi
125 Jerry Coleman St Fairfield, AL	2.0	1.0	715	$725	$1.01	44d	1	0.48mi
109 59th St Fairfield, AL	4.0	1.0	1344	$1,200	$0.89	12d	1	0.56mi
209 58th St Fairfield, AL	3.0	2.0	1468	$1,200	$0.82	44d	1	0.67mi
435 62nd St Fairfield, AL	3.0	2.0	1249	$985	$0.79	44d	1	0.77mi
502 64th St Fairfield, AL	3.0	1.0	1250	$695	$0.56	44d	1	0.80mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	11d	1	0.92mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	11d	1	0.92mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	11d	1	0.92mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	11d	1	0.92mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	3d	1	0.92mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	12d	1	0.92mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	11d	1	0.92mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	3d	1	0.92mi
704 61st St Fairfield, AL	3.0	1.0	1184	$1,050	$0.89	24d	1	0.95mi
410 54th St Fairfield, AL	2.0	1.0	1068	$700	$0.66	3d	1	1.03mi
304 52nd St Fairfield, AL	4.0	2.0	1355	$1,000	$0.74	44d	1	1.05mi
5503 Myron Massey Blvd Fairfield, AL	3.0	2.0	1119	$1,200	$1.07	44d	1	1.14mi
120 Parkwood St Birmingham, AL	3.0	1.5	1224	$1,150	$0.94	16d	1	1.14mi
733 Glen Ridge Dr Fairfield, AL	3.0	1.0	1225	$1,378	$1.12	2d	1	1.15mi
336 McPherson Ave Birmingham, AL	3.0	1.0	1094	$1,100	$1.01	24d	1	1.19mi
5406 Court G Unit G Fairfield, AL	3.0	2.0	1449	$1,199	$0.83	12d	1	1.19mi
340 McPherson Ave Birmingham, AL	2.0	1.0	924	$910	$0.98	44d	1	1.19mi
800 Fairfax Dr Fairfield, AL	4.0	2.0	1200	$1,650	$1.38	2d	1	1.20mi
373 Belcher Dr Birmingham, AL	4.0	1.0	1255	$1,100	$0.88	44d	1	1.21mi
5219 Court G Unit G Fairfield, AL	3.0	1.0	1140	$950	$0.83	24d	1	1.25mi
5709 Court H Birmingham, AL	4.0	1.5	1455	$1,400	$0.96	2d	1	1.25mi
1412 Woodward Rd Birmingham, AL	3.0	1.0	1220	$1,203	$0.99	16d	1	1.28mi
226 3rd Ave Birmingham, AL	4.0	2.0	1248	$1,300	$1.04	44d	1	1.29mi
513 Oak Pl Fairfield, AL	4.0	2.0	1440	$1,300	$0.90	24d	1	1.30mi
518 Oak Pl Fairfield, AL	3.0	1.0	1236	$875	$0.71	19d	1	1.33mi
222 4th Ave Birmingham, AL	3.0	1.0	1300	$1,050	$0.81	44d	1	1.33mi
1433 Rayfield Dr Birmingham, AL	3.0	1.0	1064	$950	$0.89	44d	1	1.35mi
1376 Creel Ct Birmingham, AL	3.0	1.0	1008	$1,000	$0.99	44d	1	1.35mi
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	24d	1	1.36mi
923 Woodward Rd Birmingham, AL	3.0	1.0	1273	$1,200	$0.94	24d	1	1.36mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	44d	1	1.37mi
5300 Avenue I Birmingham, AL	4.0	2.0	1360	$1,500	$1.10	2d	1	1.37mi
5001 Farrell Ave Fairfield, AL	2.0	1.0	1218	$995	$0.82	44d	1	1.37mi

Listing history 22 events

1. 2026-06-01
   days on market $94,000 Active 708 DOM
2. 2026-05-31
   days on market $94,000 Active 707 DOM
3. 2026-05-12
   price $94,000 268-char remark

   Show marketing remark (268 chars)

   Great start to your investment portfolio! This single family along with 4 others are available - turnkey rental properties, tenants in place and under management. Do not disturb tenants. Buyer to verify any and all information deemed necessary and important to buyer.

4. 2026-04-18
   historical $950
5. 2026-03-08
   price $950
6. 2026-02-25
   listed $1,025
7. 2026-02-25
   historical $1,025
8. 2026-01-29
   price $1,025
9. 2025-11-21
   status Active 268-char remark

   Show marketing remark (268 chars)

   Great start to your investment portfolio! This single family along with 4 others are available - turnkey rental properties, tenants in place and under management. Do not disturb tenants. Buyer to verify any and all information deemed necessary and important to buyer.

10. 2025-10-29
    listed $1,075
11. 2025-05-15
    historical Contingent 268-char remark

    Show marketing remark (268 chars)

    Great start to your investment portfolio! This single family along with 4 others are available - turnkey rental properties, tenants in place and under management. Do not disturb tenants. Buyer to verify any and all information deemed necessary and important to buyer.

12. 2024-08-24
    price $99,000 268-char remark

    Show marketing remark (268 chars)

    Great start to your investment portfolio! This single family along with 4 others are available - turnkey rental properties, tenants in place and under management. Do not disturb tenants. Buyer to verify any and all information deemed necessary and important to buyer.

13. 2024-07-30
    price $106,500 268-char remark

    Show marketing remark (268 chars)

    Great start to your investment portfolio! This single family along with 4 others are available - turnkey rental properties, tenants in place and under management. Do not disturb tenants. Buyer to verify any and all information deemed necessary and important to buyer.

14. 2024-06-23
    listed $109,000 Active 268-char remark

    Show marketing remark (268 chars)

    Great start to your investment portfolio! This single family along with 4 others are available - turnkey rental properties, tenants in place and under management. Do not disturb tenants. Buyer to verify any and all information deemed necessary and important to buyer.

15. 2023-08-29
    historical
16. 2023-08-08
    listed
17. 2023-07-15
    historical
18. 2022-07-15
    soldstatus $258,437
19. 2014-08-28
    soldstatus $7,500 208-char remark

    Show marketing remark (208 chars)

    Here you go first time homebuyer. You have 3 bedrooms and 1 bath in this home. This home has plenty of potential for someone with design potential. All rooms are larger than normal. Come and see this diamond.

20. 2014-08-05
    listed $7,500 208-char remark

    Show marketing remark (208 chars)

    Here you go first time homebuyer. You have 3 bedrooms and 1 bath in this home. This home has plenty of potential for someone with design potential. All rooms are larger than normal. Come and see this diamond.

21. 2003-07-16
    soldstatus $64,900
22. 1986-08-01
    soldstatus $35,000

ⓘ 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: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/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 · 18 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: $13,819
• − Mortgage interest: −$5,265
• − Property taxes: −$1,459
• − Insurance: −$470
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,735
• Taxable income: $1,679
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,670/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

+168.6% since first listed

20 events — show timeline

• 2026-05-12 Price Changed $94,000 Greater Alabama MLS
• 2026-04-18 Rental Removed $950 SHOWMOJO
• 2026-03-08 Price Changed $950 SHOWMOJO
• 2026-02-25 Listed for Rent $1,025 SHOWMOJO
• 2026-02-25 Rental Removed $1,025 APPFOLIO
• 2026-01-29 Price Changed $1,025 APPFOLIO
• 2025-11-21 Relisted — Greater Alabama MLS
• 2025-10-29 Listed for Rent $1,075 APPFOLIO
• 2025-05-15 Contingent — Greater Alabama MLS
• 2024-08-24 Price Changed $99,000 Greater Alabama MLS
• 2024-07-30 Price Changed $106,500 Greater Alabama MLS
• 2024-06-23 Listed $109,000 Greater Alabama MLS
• 2023-08-29 Rental Removed — APPFOLIO
• 2023-08-08 Listed for Rent — APPFOLIO
• 2023-07-15 Rental Removed — APPFOLIO
• 2022-07-15 Sold (Public Records) $258,437 Public Records
• 2014-08-28 Sold (MLS) $7,500 Greater Alabama MLS
• 2014-08-05 Listed $7,500 Greater Alabama MLS
• 2003-07-16 Sold (Public Records) $64,900 Public Records
• 1986-08-01 Sold (Public Records) $35,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,459 · +0.0% YoY. Source: county tax records.