1313 Woodfall Dr · Midfield, AL 35228

$119,900

3 bd · 1.5 ba · 1,201 sqft · SingleFamily public records · 41 Days on market

Built 1966 0.29 ac lot $100/sqft · 32% above area Est $91k · 32% over

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Why this score? — see what drove the D 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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

NICE ONE LEVEL, HARDWOODS IN LIVING ROOM, KITCHEN, DINING ROOM, AND HALL. CARPET IN BEDROOMS, HARDWOODS UNDER CARPET. ONE CAR GARAGE, FENCED BACKYARD, LARGE PATIO OFF DINING ROOM

Key facts

• 0.29 acre lot
• Garage
• Built 1966

Property features AI

Finance

• Other: Property in flood plain: No; Lot size: 0.29 acres; Subdivision: 15th & BRYANT
• Financial info: Down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Attached garage with front entry; Driveway parking; 1 garage space (main level)
• Utilities: Public water; Water heater: gas and electric; Internet availability unknown
• Home design: Existing construction; 2-side brick and vinyl siding
• Construction: Slab foundation
• Exterior features: Porch; Open patio

Interior

• Kitchen: Solid surface countertops; Electric oven; Electric stove; Refrigerator
• Bedrooms: Master bedroom on main level (approx. 13 x 12); Bedroom on main level (approx. 11 x 14); Bedroom on main level (approx. 12 x 9)
• Flooring: Carpet; Hardwood laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: Main-level laundry; Washer hookup available; Dryer hookups for electric and gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $119k (0.7% below list).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 10.0% in Midfield — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $829 of loan paydown is wiped out by about $4k 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 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 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

• 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $90,514
• List price: $119,900
• Delta: 32.47%
• 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
503 8th Ave	0.33mi	3/2.0	1,218 (+1%)	0mo	$75,000	$62	80
1221 Carol Cir	0.41mi	3/1.0	1,200 (-0%)	2mo	$75,000	$63	77
916 Oakview Cir	0.31mi	3/1.0	1,150 (-4%)	9mo	$62,000	$54	69
703 11th Ave	0.30mi	4/1.0 (+1)	1,302 (+8%)	1mo	$80,000	$61	64
927 Woodward Rd	0.63mi	3/1.5	1,148 (-4%)	1mo	$40,000	$35	62
713 Westfield Dr	0.48mi	3/1.0	1,106 (-8%)	2mo	$104,000	$94	61
1401 Carol Cir	0.45mi	3/1.0	1,075 (-10%)	5mo	$105,000	$98	55
923 Woodward Rd	0.65mi	3/1.0	1,273 (+6%)	5mo	$65,000	$51	54
812 7th Ave	0.54mi	3/2.0	1,319 (+10%)	7mo	$179,000	$136	50
600 9th Ave	0.34mi	3/1.0	1,028 (-14%)	10mo	$79,900	$78	50
6012 Martin Luther Ave	0.62mi	3/1.0	1,380 (+15%)	2mo	$105,000	$76	43
510 Basie Ave	0.61mi	3/2.0	1,032 (-14%)	4mo	$75,000	$73	43

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-15,648
• Equity at exit: $17,877

10-year hold

• IRR: -10.0%
• Equity multiple: 0.47×
• Total profit: $-17,705
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$629
• Tax from tax record: −$148 /mo · $1,780/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $114

Break-even live

Break-even rent $1,047

Max offer price $119,900

Occupancy floor 85%

Sensitivity live

Price	-10% $182	-5% $148	+0% $114	+5% $80	+10% $46
Rent	-10% $20	-5% $67	+0% $114	+5% $161	+10% $208
Rate	-1.0pp $174	-0.5pp $144	base $114	+0.5pp $83	+1.0pp $51

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 11th Ave Birmingham, AL	3.0	1.0	1289	$1,100	$0.85	45d	1	0.26mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	15d	1	0.26mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	45d	1	0.29mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	45d	1	0.29mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	45d	1	0.29mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	45d	1	0.32mi
806 12th Ave Birmingham, AL	3.0	1.0	1262	$1,075	$0.85	45d	1	0.38mi
617 8th Ave Birmingham, AL	4.0	2.0	1436	$1,350	$0.94	3d	1	0.39mi
616 Rutledge Dr Birmingham, AL	3.0	1.0	1416	$1,095	$0.77	22d	1	0.44mi
832 Alden Ave Birmingham, AL	4.0	2.0	1231	$1,150	$0.93	25d	1	0.45mi
222 4th Ave Birmingham, AL	3.0	1.0	1300	$1,050	$0.81	45d	1	0.53mi
608 5th Ave Midfield, AL	3.0	1.0	1241	$795	$0.64	22d	1	0.53mi
1109 12th Ave Birmingham, AL	4.0	2.0	1217	$1,475	$1.21	4d	1	0.56mi
226 3rd Ave Birmingham, AL	4.0	2.0	1248	$1,300	$1.04	45d	1	0.60mi
800 Fairfax Dr Fairfield, AL	4.0	2.0	1200	$1,650	$1.38	3d	1	0.61mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	45d	1	0.62mi
923 Woodward Rd Birmingham, AL	3.0	1.0	1273	$1,200	$0.94	25d	1	0.63mi
733 Glen Ridge Dr Fairfield, AL	3.0	1.0	1225	$1,378	$1.12	3d	1	0.64mi
1401 9th Ave Birmingham, AL	3.0	2.0	1222	$1,200	$0.98	45d	1	0.79mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	11d	1	0.87mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	11d	1	0.87mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	4d	1	0.87mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	11d	1	0.87mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	13d	1	0.87mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	4d	1	0.87mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	11d	1	0.87mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	11d	1	0.87mi
5624 Cairo Ave Birmingham, AL	4.0	2.0	1386	$1,200	$0.87	45d	1	1.06mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	25d	1	1.13mi
1254 Lewis St Brighton, AL	3.0	1.0	1200	$850	$0.71	45d	1	1.14mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	4d	1	1.24mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	45d	1	1.28mi
6025 Ivy St Birmingham, AL	4.0	2.0	1232	$1,300	$1.06	45d	1	1.33mi
6029 Ivy St Birmingham, AL	4.0	2.0	1234	$1,200	$0.97	45d	1	1.34mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	45d	1	1.38mi
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	25d	1	1.42mi
537 Grant St Birmingham, AL	3.0	1.0	1444	$1,200	$0.83	25d	1	1.46mi
1721 Collier Dr Birmingham, AL	2.0	1.0	925	$800	$0.86	45d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $119,900 Active 41 DOM
2. 2026-06-17
   days on market $119,900 Active 40 DOM
3. 2026-06-16
   days on market $119,900 Active 39 DOM
4. 2026-06-15
   days on market $119,900 Active 38 DOM
5. 2026-06-13
   days on market $119,900 Active 36 DOM
6. 2026-06-13
   days on market $119,900 Active 35 DOM
7. 2026-06-10
   days on market $119,900 Active 33 DOM
8. 2026-06-09
   days on market $119,900 Active 32 DOM
9. 2026-06-08
   days on market $119,900 Active 31 DOM
10. 2026-06-07
    days on market $119,900 Active 30 DOM
11. 2026-06-05
    days on market $119,900 Active 27 DOM
12. 2026-06-03
    days on market $119,900 Active 26 DOM
13. 2026-06-02
    days on market $119,900 Active 25 DOM
14. 2026-06-02
    status $119,900 Active 24 DOM
15. 2026-05-18
    status Pending 870-char remark
16. 2026-04-24
    listed $119,900 Active 870-char remark
17. 2016-09-13
    soldstatus $8,083,550
18. 2016-04-06
    soldstatus $12,676,500
19. 2015-03-19
    soldstatus $57,000
20. 2015-03-13
    soldstatus $57,000 178-char remark

    Show marketing remark (178 chars)

    NICE ONE LEVEL, HARDWOODS IN LIVING ROOM, KITCHEN, DINING ROOM, AND HALL. CARPET IN BEDROOMS, HARDWOODS UNDER CARPET. ONE CAR GARAGE, FENCED BACKYARD, LARGE PATIO OFF DINING ROOM

21. 2015-02-08
    historical 178-char remark

    Show marketing remark (178 chars)

    NICE ONE LEVEL, HARDWOODS IN LIVING ROOM, KITCHEN, DINING ROOM, AND HALL. CARPET IN BEDROOMS, HARDWOODS UNDER CARPET. ONE CAR GARAGE, FENCED BACKYARD, LARGE PATIO OFF DINING ROOM

22. 2013-09-27
    listed $62,900 178-char remark

    Show marketing remark (178 chars)

    NICE ONE LEVEL, HARDWOODS IN LIVING ROOM, KITCHEN, DINING ROOM, AND HALL. CARPET IN BEDROOMS, HARDWOODS UNDER CARPET. ONE CAR GARAGE, FENCED BACKYARD, LARGE PATIO OFF DINING ROOM

23. 1986-08-07
    soldstatus $42,000

ⓘ 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: $1,780 · $148/mo
• Projected year-2 tax: $1,780 · $148/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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,294
• − Mortgage interest: −$6,716
• − Property taxes: −$1,780
• − Insurance: −$600
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,488
• Taxable loss: −$577
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $1,506/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

+185.5% since first listed

10 events — show timeline

• 2026-06-01 Relisted — Greater Alabama MLS
• 2026-05-18 Pending — Greater Alabama MLS
• 2026-04-24 Listed $119,900 Greater Alabama MLS
• 2016-09-13 Sold (Public Records) $8,083,550 Public Records
• 2016-04-06 Sold (Public Records) $12,676,500 Public Records
• 2015-03-19 Sold (Public Records) $57,000 Public Records
• 2015-03-13 Sold (MLS) $57,000 Greater Alabama MLS
• 2015-02-08 Delisted — Greater Alabama MLS
• 2013-09-27 Listed $62,900 Greater Alabama MLS
• 1986-08-07 Sold (Public Records) $42,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,780 · +0.0% YoY. Source: county tax records.