404 Midway St · Midfield, AL 35228

$99,900

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 4 Days on market

Built 1954 0.28 ac lot Est $103k · at est.

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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 +24.8/30.0
• ARV discount +9.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• 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

Three bedroom home located in Midfield; great curb appeal. Level lot with flat backyard. Great home for an investor or do it yourself individual

Key facts

• 0.28 acre lot
• Built 1954
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $691 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $99,900

Questions for the listing agent

1. Built in 1954 — 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. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $103,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1240 Rayfield Dr	0.10mi	3/1.0	1,192 (-3%)	2mo	$75,313	$63	88
1412 Woodward Rd	0.24mi	3/1.0	1,220 (-1%)	2mo	$65,000	$53	86
1356 Woodward Rd	0.14mi	3/1.0	1,164 (-5%)	1mo	$98,000	$84	84
1205 Brighton Rd	0.37mi	3/1.5	1,147 (-7%)	3mo	$93,000	$81	68
913 Daniel Cir	0.35mi	3/1.5	1,317 (+7%)	6mo	$75,000	$57	65
349 Midwood Ave	0.16mi	4/2.0 (+1)	1,160 (-6%)	12mo	$165,000	$142	64
6632 Avenue K	0.40mi	3/2.0	1,161 (-6%)	11mo	$97,500	$84	59
1409 66th St W	0.67mi	3/1.5	1,161 (-6%)	4mo	$95,000	$82	54
6633 Avenue	0.54mi	3/2.0	1,107 (-10%)	2mo	$99,900	$90	52
6636 Avenue	0.51mi	3/2.0	1,134 (-8%)	9mo	$165,000	$146	52
1417 Brighton Rd	0.55mi	3/1.5	1,048 (-15%)	6mo	$110,000	$105	43
1432 Brighton Rd	0.63mi	3/2.0	1,062 (-14%)	11mo	$89,900	$85	35

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-6,143
• Equity at exit: $14,895

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,043
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$524
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $210

Break-even live

Break-even rent $885

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Midway St Birmingham, AL	3.0	1.0	1301	$1,075	$0.83	19d	1	0.01mi
1376 Creel Ct Birmingham, AL	3.0	1.0	1008	$1,000	$0.99	43d	1	0.11mi
1112 S Gale Dr Birmingham, AL	3.0	1.5	1053	$1,175	$1.12	43d	1	0.20mi
1441 Creel St Birmingham, AL	3.0	2.0	1319	$1,275	$0.97	3d	1	0.20mi
1412 Woodward Rd Birmingham, AL	3.0	1.0	1220	$1,203	$0.99	16d	1	0.24mi
340 McPherson Ave Birmingham, AL	2.0	1.0	924	$910	$0.98	43d	1	0.26mi
336 McPherson Ave Birmingham, AL	3.0	1.0	1094	$1,100	$1.01	23d	1	0.26mi
1433 Rayfield Dr Birmingham, AL	3.0	1.0	1064	$950	$0.89	43d	1	0.27mi
373 Belcher Dr Birmingham, AL	4.0	1.0	1255	$1,100	$0.88	43d	1	0.28mi
913 Daniel Cir Birmingham, AL	4.0	2.0	1317	$1,300	$0.99	43d	1	0.35mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	43d	1	0.55mi
120 Parkwood St Birmingham, AL	3.0	1.5	1224	$1,150	$0.94	16d	1	0.57mi
1272 Meadow Ln Birmingham, AL	2.0	1.0	744	$800	$1.08	43d	1	0.70mi
537 Grant St Birmingham, AL	3.0	1.0	1444	$1,200	$0.83	23d	1	0.78mi
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	23d	1	0.80mi
1721 Collier Dr Birmingham, AL	2.0	1.0	925	$800	$0.86	43d	1	0.80mi
3729 Maple Ave SW Birmingham, AL	3.0	2.0	1008	$1,200	$1.19	43d	1	0.82mi
3736 Oak Ave SW Birmingham, AL	3.0	2.0	984	$1,050	$1.07	23d	1	0.83mi
3400 Walnut Ave SW Birmingham, AL	3.0	1.0	1133	$1,200	$1.06	43d	1	0.89mi
3417 Park Ave SW Birmingham, AL	4.0	1.0	1402	$900	$0.64	43d	1	0.89mi
1341 Pineview Rd Birmingham, AL	4.0	2.0	1409	$1,300	$0.92	43d	1	0.89mi
3616 Maple Ave SW Birmingham, AL	2.0	1.0	1488	$950	$0.64	43d	1	0.89mi
502 64th St Fairfield, AL	3.0	1.0	1250	$695	$0.56	43d	1	0.91mi
3332 Walnut Ave SW Birmingham, AL	3.0	1.0	1339	$750	$0.56	19d	1	0.91mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	43d	1	0.92mi
3729 Pine Ave SW Birmingham, AL	3.0	1.0	1067	$1,100	$1.03	21d	1	0.93mi
5710 Monte Sano Dr Birmingham, AL	2.0	1.0	700	$950	$1.36	43d	1	1.01mi
5709 Court H Birmingham, AL	4.0	1.5	1455	$1,400	$0.96	1d	1	1.01mi
435 62nd St Fairfield, AL	3.0	2.0	1249	$985	$0.79	43d	1	1.02mi
4029 Walnut Ave SW Birmingham, AL	2.0	1.0	1300	$1,369	$1.05	3d	1	1.02mi
5712 Monte Sano Rd Birmingham, AL	2.0	1.0	700	$900	$1.29	43d	1	1.02mi
704 61st St Fairfield, AL	3.0	1.0	1184	$1,050	$0.89	23d	1	1.02mi
2804 32nd Way SW Birmingham, AL	3.0	1.0	840	$900	$1.07	43d	1	1.07mi
2805 32nd Way SW Birmingham, AL	3.0	1.0	792	$900	$1.14	43d	1	1.09mi
5808 Court O Birmingham, AL	3.0	1.5	1227	$1,100	$0.90	43d	1	1.11mi
125 Jerry Coleman St Fairfield, AL	2.0	1.0	715	$725	$1.01	43d	1	1.14mi
2300 31st St SW Unit ENSLEY2316 A Birmingham, AL	2.0	1.0	750	$1,000	$1.33	3d	1	1.15mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	23d	1	1.15mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	1.15mi
5503 Myron Massey Blvd Fairfield, AL	3.0	2.0	1119	$1,200	$1.07	43d	1	1.16mi

Listing history 7 events

1. 2025-06-24
   soldstatus $97,500
2. 2025-06-12
   status Pending
3. 2025-06-08
   listed $99,900 Active
4. 2013-07-19
   soldstatus $45,000
5. 2013-06-27
   soldstatus $15,500 144-char remark

   Show marketing remark (144 chars)

   Three bedroom home located in Midfield; great curb appeal. Level lot with flat backyard. Great home for an investor or do it yourself individual

6. 2013-04-18
   listed $17,900 144-char remark

   Show marketing remark (144 chars)

   Three bedroom home located in Midfield; great curb appeal. Level lot with flat backyard. Great home for an investor or do it yourself individual

7. 2006-07-07
   soldstatus $69,500

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $1,600 · $133/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: $13,811
• − Mortgage interest: −$5,596
• − Property taxes: −$1,600
• − Insurance: −$500
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,906
• Taxable income: $999
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,284/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

+40.3% since first listed

7 events — show timeline

• 2025-06-24 Sold (Public Records) $97,500 Public Records
• 2025-06-12 Pending — Greater Alabama MLS
• 2025-06-08 Listed $99,900 Greater Alabama MLS
• 2013-07-19 Sold (Public Records) $45,000 Public Records
• 2013-06-27 Sold (MLS) $15,500 Greater Alabama MLS
• 2013-04-18 Listed $17,900 Greater Alabama MLS
• 2006-07-07 Sold (Public Records) $69,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,600 · +6.9% YoY. Source: county tax records.