324 Woodward Rd · Midfield, AL 35228

$65,000

2 bd · 1.0 ba · 851 sqft · SingleFamily public records · 78 Days on market

Built 1948 8,276 sqft lot $76/sqft · 11% below area Est $73k · 11% 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 +30.0/30.0
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 2-bedroom, 1-bath home offers approximately 851± square feet and is situated on a level lot. Property features include wood-burning fireplace, and crawl space foundation.

Key facts

• 8,276 sq ft lot
• Parking
• Built 1948

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 $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 10.0% in Midfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 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. 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: 1.51% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $73,383
• List price: $65,000
• Delta: -11.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Woodward Rd	0.01mi	2/1.0	829 (-3%)	16mo	$39,000	$47	82
154 Woodward Rd	0.22mi	2/1.0	817 (-4%)	2mo	$45,000	$55	81
512 Elam St	0.11mi	2/1.0	888 (+4%)	9mo	$30,000	$34	80
332 Woodward Rd	0.02mi	2/1.0	930 (+9%)	21mo	$70,000	$75	66
540 B Y Williams Sr Dr	0.47mi	2/1.0	880 (+3%)	14mo	$84,900	$96	61
1732 Brizendine Dr	0.07mi	3/1.0 (+1)	957 (+12%)	24mo	$57,000	$60	51
1424 Creel St	0.67mi	2/1.0	880 (+3%)	17mo	$79,500	$90	49

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: 11.3%
• Equity multiple: 1.43×
• Total profit: $7,866
• Equity at exit: $9,692

10-year hold

• IRR: 17.8%
• Equity multiple: 2.27×
• Total profit: $23,153
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $982 high
• Mortgage (P&I): −$341
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $334

Break-even live

Break-even rent $559

Max offer price $65,000

Occupancy floor 61%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	0.12mi
1721 Collier Dr Birmingham, AL	2.0	1.0	925	$800	$0.86	43d	1	0.23mi
1433 Rayfield Dr Birmingham, AL	3.0	1.0	1064	$950	$0.89	43d	1	0.54mi
1376 Creel Ct Birmingham, AL	3.0	1.0	1008	$1,000	$0.99	43d	1	0.71mi
336 McPherson Ave Birmingham, AL	3.0	1.0	1094	$1,100	$1.01	23d	1	0.71mi
340 McPherson Ave Birmingham, AL	2.0	1.0	924	$910	$0.98	43d	1	0.72mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	43d	1	0.77mi
1317 Woodward Rd Birmingham, AL	2.0	1.0	672	$800	$1.19	1d	1	0.83mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	10d	1	0.97mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	10d	1	0.97mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	2d	1	0.97mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	11d	1	0.97mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	10d	1	0.97mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	10d	1	0.97mi
412 Fairfax Dr Unit 432-13 Fairfield, AL	1.0	1.0	555	$775	$1.40	10d	1	0.97mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	10d	1	0.97mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	2d	1	0.97mi
1112 S Gale Dr Birmingham, AL	3.0	1.5	1053	$1,175	$1.12	43d	1	1.00mi
407 Fairfax Dr Fairfield, AL	1.0	1.5	850	$1,160	$1.36	43d	2	1.06mi
3736 Oak Ave SW Birmingham, AL	3.0	2.0	984	$1,050	$1.07	23d	1	1.17mi
3729 Maple Ave SW Birmingham, AL	3.0	2.0	1008	$1,200	$1.19	43d	1	1.18mi
3729 Pine Ave SW Birmingham, AL	3.0	1.0	1067	$1,100	$1.03	21d	1	1.21mi
125 Jerry Coleman St Fairfield, AL	2.0	1.0	715	$725	$1.01	43d	1	1.23mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	43d	1	1.24mi
4120 George Ave SW Birmingham, AL	2.0	1.0	944	$850	$0.90	23d	1	1.30mi
6516 Millard Fuller Rd Fairfield, AL	3.0	1.5	1120	$950	$0.85	2d	1	1.33mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	43d	1	1.36mi
4009 Grasselli Ave SW Birmingham, AL	3.0	1.0	875	$900	$1.03	23d	1	1.37mi
830 Burwell St Birmingham, AL	3.0	1.5	1011	$1,200	$1.19	43d	1	1.38mi
1272 Meadow Ln Birmingham, AL	2.0	1.0	744	$800	$1.08	43d	1	1.48mi
3720 Howard Ave SW Birmingham, AL	3.0	1.0	1092	$1,200	$1.10	23d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $65,000 Active 78 DOM
2. 2026-06-17
   days on market $65,000 Active 77 DOM
3. 2026-06-16
   days on market $65,000 Active 76 DOM
4. 2026-06-15
   days on market $65,000 Active 75 DOM
5. 2026-06-13
   days on market $65,000 Active 73 DOM
6. 2026-06-13
   days on market $65,000 Active 72 DOM
7. 2026-06-10
   days on market $65,000 Active 70 DOM
8. 2026-06-09
   days on market $65,000 Active 69 DOM
9. 2026-06-08
   days on market $65,000 Active 68 DOM
10. 2026-06-07
    days on market $65,000 Active 67 DOM
11. 2026-06-05
    days on market $65,000 Active 64 DOM
12. 2026-06-03
    days on market $65,000 Active 63 DOM
13. 2026-06-02
    days on market $65,000 Active 62 DOM
14. 2026-06-01
    days on market $65,000 Active 61 DOM
15. 2026-05-31
    days on market $65,000 Active 60 DOM
16. 2026-03-31
    listed $65,000 Active 182-char remark

    Show marketing remark (182 chars)

    This 2-bedroom, 1-bath home offers approximately 851± square feet and is situated on a level lot. Property features include wood-burning fireplace, and crawl space foundation.

17. 2025-08-28
    price $65,900
18. 2024-08-03
    historical $795
19. 2024-07-31
    listed $795
20. 2024-04-28
    historical $850
21. 2024-04-17
    price $850
22. 2024-04-12
    listed $895
23. 2017-05-23
    soldstatus $6,335,000
24. 2009-07-22
    soldstatus $54,000
25. 1995-12-01
    soldstatus $40,500

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $888 · $74/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 · 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: $11,785
• − Mortgage interest: −$3,641
• − Property taxes: −$888
• − Insurance: −$325
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$1,891
• Taxable income: $3,155
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $3,250/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

+60.5% since first listed

10 events — show timeline

• 2026-03-31 Listed $65,000 Greater Alabama MLS
• 2025-08-28 Price Changed $65,900 Greater Alabama MLS
• 2024-08-03 Rental Removed $795 APPFOLIO
• 2024-07-31 Listed for Rent $795 APPFOLIO
• 2024-04-28 Rental Removed $850 APPFOLIO
• 2024-04-17 Price Changed $850 APPFOLIO
• 2024-04-12 Listed for Rent $895 APPFOLIO
• 2017-05-23 Sold (Public Records) $6,335,000 Public Records
• 2009-07-22 Sold (Public Records) $54,000 Public Records
• 1995-12-01 Sold (Public Records) $40,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $888 · +7.0% YoY. Source: county tax records.