603 12th Ave · Midfield, AL 35228

$104,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 159 Days on market

Built 1945 6,534 sqft lot $107/sqft · 79% above area

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• 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

Great Investment, recent complete rehab. New AC.

Key facts

• 6,534 sq ft lot
• Built 1945
• Listed 159 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (0.4% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

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); Rutledge School (math 0% / reading 15%, grade F, #241 of 257 statewide, top 95%, 315 students, 92% FRL); Midfield High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 340 students, 87% FRL).
• Market conditions: Rents soft (-1.5%/yr); 88 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $725 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

• It's been on market 159 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $32k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1945 — 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: 1.00% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $58,765
• List price: $104,900
• Delta: 78.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 12th Ave	0.31mi	2/1.0	992 (+1%)	1mo	$26,500	$27	83
504 9th Ave	0.40mi	2/1.0	1,016 (+3%)	1mo	$58,000	$57	75
907 7th St	0.31mi	2/1.0	1,044 (+6%)	11mo	$56,500	$54	66
800 Rutledge Dr	0.29mi	3/1.0 (+1)	1,028 (+4%)	11mo	$50,000	$49	64
600 9th Ave	0.35mi	3/1.0 (+1)	1,028 (+4%)	10mo	$79,900	$78	62
1401 Carol Cir	0.43mi	3/1.0 (+1)	1,075 (+9%)	5mo	$105,000	$98	55
1589 Carver St	0.74mi	3/1.0 (+1)	957 (-3%)	5mo	$120,000	$125	52
1209 8th St	0.39mi	3/1.0 (+1)	912 (-7%)	15mo	$52,000	$57	52
808 Alden Ave	0.64mi	3/1.0 (+1)	962 (-2%)	12mo	$61,900	$64	51
112 9th St	0.67mi	3/1.0 (+1)	1,026 (+4%)	14mo	$78,000	$76	45
713 Westfield Dr	0.66mi	3/1.0 (+1)	1,106 (+12%)	2mo	$104,000	$94	42
1446 12th St	0.53mi	3/1.0 (+1)	1,123 (+14%)	12mo	$80,000	$71	36

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-10,766
• Equity at exit: $15,641

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-9,275
• Equity at exit: $9,070

Cash invested: $29,372 (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: 88
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$550
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $146

Break-even live

Break-even rent $860

Max offer price $104,900

Occupancy floor 81%

Sensitivity live

Price	-10% $206	-5% $176	+0% $146	+5% $116	+10% $87
Rent	-10% $64	-5% $105	+0% $146	+5% $187	+10% $229
Rate	-1.0pp $199	-0.5pp $173	base $146	+0.5pp $119	+1.0pp $91

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: $26,225
• Closing costs: $3,147
• 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	45d	1	0.38mi
1565 Miles St Dolomite, AL	3.0	2.0	1120	$1,175	$1.05	18d	1	0.90mi
200 Woodward Dr Bessemer, AL	3.0	1.0	900	$1,123	$1.25	4d	1	0.93mi
407 Fairfax Dr Fairfield, AL	1.0	1.5	850	$1,160	$1.36	45d	2	0.99mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	45d	1	0.99mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	13d	1	1.02mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	12d	1	1.02mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	5d	1	1.02mi
412 Fairfax Dr Unit 432-13 Fairfield, AL	1.0	1.0	555	$775	$1.40	12d	1	1.02mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	12d	1	1.02mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	5d	1	1.02mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	12d	1	1.02mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	12d	1	1.02mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	12d	1	1.02mi
216 Pine St Bessemer, AL	3.0	2.0	1000	$1,200	$1.20	45d	1	1.06mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	45d	1	1.13mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	25d	1	1.19mi

Listing history 38 events

1. 2026-06-22
   days on market $104,900 Active 159 DOM
2. 2026-06-19
   price $104,900 Active 156 DOM
3. 2026-06-18
   days on market $109,900 Active 156 DOM
4. 2026-06-17
   days on market $109,900 Active 155 DOM
5. 2026-06-16
   days on market $109,900 Active 154 DOM
6. 2026-06-15
   days on market $109,900 Active 153 DOM
7. 2026-06-13
   days on market $109,900 Active 151 DOM
8. 2026-06-13
   days on market $109,900 Active 150 DOM
9. 2026-06-10
   days on market $109,900 Active 148 DOM
10. 2026-06-09
    days on market $109,900 Active 147 DOM
11. 2026-06-08
    days on market $109,900 Active 146 DOM
12. 2026-06-07
    days on market $109,900 Active 145 DOM
13. 2026-06-05
    days on market $109,900 Active 142 DOM
14. 2026-06-03
    days on market $109,900 Active 141 DOM
15. 2026-06-02
    days on market $109,900 Active 140 DOM
16. 2026-06-01
    days on market $109,900 Active 139 DOM
17. 2026-05-31
    days on market $109,900 Active 138 DOM
18. 2026-04-30
    price $115,900 48-char remark

    Show marketing remark (48 chars)

    Great Investment, recent complete rehab. New AC.

19. 2026-04-10
    price $122,000 48-char remark

    Show marketing remark (48 chars)

    Great Investment, recent complete rehab. New AC.

20. 2026-03-18
    price $127,000 48-char remark

    Show marketing remark (48 chars)

    Great Investment, recent complete rehab. New AC.

21. 2026-02-19
    price $132,000 48-char remark

    Show marketing remark (48 chars)

    Great Investment, recent complete rehab. New AC.

22. 2026-01-12
    listed $137,000 Active 48-char remark

    Show marketing remark (48 chars)

    Great Investment, recent complete rehab. New AC.

23. 2025-11-08
    historical $1,250
24. 2025-09-04
    listed $1,250
25. 2025-09-04
    historical $1,250
26. 2025-02-06
    listed $1,250
27. 2024-12-30
    soldstatus $92,000 Sold 219-char remark

    Show marketing remark (219 chars)

    Cash/Conventional. Come check out this one level home with a large, covered porch. Kitchen is equipped with granite counters. Home has newer windows. Three bedrooms, 1 bath. Laundry conveniently located off the kitchen.

28. 2024-11-25
    historical Contingent 219-char remark

    Show marketing remark (219 chars)

    Cash/Conventional. Come check out this one level home with a large, covered porch. Kitchen is equipped with granite counters. Home has newer windows. Three bedrooms, 1 bath. Laundry conveniently located off the kitchen.

29. 2024-11-15
    price $98,888 219-char remark

    Show marketing remark (219 chars)

    Cash/Conventional. Come check out this one level home with a large, covered porch. Kitchen is equipped with granite counters. Home has newer windows. Three bedrooms, 1 bath. Laundry conveniently located off the kitchen.

30. 2024-10-23
    listed $110,000 Active 219-char remark

    Show marketing remark (219 chars)

    Cash/Conventional. Come check out this one level home with a large, covered porch. Kitchen is equipped with granite counters. Home has newer windows. Three bedrooms, 1 bath. Laundry conveniently located off the kitchen.

31. 2023-09-22
    historical $800
32. 2023-09-16
    price $800
33. 2023-09-15
    listed $850
34. 2022-06-16
    soldstatus $106,800
35. 2017-12-29
    soldstatus $18,000 Sold
36. 2017-11-06
    status Active
37. 2017-10-19
    historical Contingent
38. 2017-10-10
    listed $19,800 Active

ⓘ 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: $1,026 · $86/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,539
• − Mortgage interest: −$5,876
• − Property taxes: −$1,026
• − Insurance: −$524
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$3,052
• Taxable income: $54
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $1,741/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

+485.4% since first listed

21 events — show timeline

• 2026-04-30 Price Changed $115,900 Greater Alabama MLS
• 2026-04-10 Price Changed $122,000 Greater Alabama MLS
• 2026-03-18 Price Changed $127,000 Greater Alabama MLS
• 2026-02-19 Price Changed $132,000 Greater Alabama MLS
• 2026-01-12 Listed $137,000 Greater Alabama MLS
• 2025-11-08 Rental Removed $1,250 TENANTTURNER2
• 2025-09-04 Listed for Rent $1,250 TENANTTURNER2
• 2025-09-04 Rental Removed $1,250 APPFOLIO
• 2025-02-06 Listed for Rent $1,250 APPFOLIO
• 2024-12-30 Sold (MLS) $92,000 Greater Alabama MLS
• 2024-11-25 Contingent — Greater Alabama MLS
• 2024-11-15 Price Changed $98,888 Greater Alabama MLS
• 2024-10-23 Listed $110,000 Greater Alabama MLS
• 2023-09-22 Rental Removed $800 APPFOLIO
• 2023-09-16 Price Changed $800 APPFOLIO
• 2023-09-15 Listed for Rent $850 APPFOLIO
• 2022-06-16 Sold (Public Records) $106,800 Public Records
• 2017-12-29 Sold (MLS) $18,000 Greater Alabama MLS
• 2017-11-06 Relisted — Greater Alabama MLS
• 2017-10-19 Contingent — Greater Alabama MLS
• 2017-10-10 Listed $19,800 Greater Alabama MLS

Property tax history

+2.0%/yr

Latest (2025): $1,026 · -13.4% YoY. Source: county tax records.