406 Schad St · East Brewton, AL 36426

$149,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 44 Days on market

Built 1958 0.93 ac lot $106/sqft · 12% above area Est $133k · 12% over

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.0/10.0
• Appreciation +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +2.0/15.0

Listing remarks MLS

Prime investment opportunity available! Bring your favorite contractor or undertake the renovations yourself The property requires some TLC. Situated on approximately one acre of land, this home features three bedrooms, one bathroom, a den with fireplace, living room, eat-in kitchen and an inside laundry room. A concrete slab, formerly the site of a shed, is ready for the construction of a workshop or outdoor retreat. Home is being sold AS IS. Call today and let’s make this your next home! Buyer to verify all information during due diligence.

Key facts

• 0.93 acre lot
• Parking
• Built 1958

Property features AI

Finance

• HOA & community: No community features; No transfer fees

Exterior

• Parking: Attached carport (1 covered space)
• Utilities: Public water; Electric service: Alabama Power
• Home design: Single-story home; One level; Resale property
• Construction: Slab foundation; Other construction materials (see remarks); Built area recorded as 1404 square feet
• Exterior features: Less than 1 acre lot; No waterfront; Whole/Full ownership; Metal roof

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Wood-burning fireplace (1); Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/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 $149k (0.3% below list).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#174 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: amenities F, commute F, employment F.
• Escambia County (town): math 17% / reading 39% proficiency, ranked #83 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: W S Neal Middle School (math 10% / reading 45%, grade F, #144 of 257 statewide, top 57%, 416 students, 76% FRL); W S Neal High School (math 12% / reading 22%, grade F, #195 of 305 statewide, top 68%, 358 students, 70% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 84 active listings in the ZIP; 18 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Escambia County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $41k; list at $149k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1958 — 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 D-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. 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.
6. 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.
7. 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: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (median comp): $132,888
• List price: $149,000
• Delta: 12.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Duncan St	0.08mi	3/1.5	1,488 (+6%)	2mo	$186,000	$125	82
1404 Dailey St	0.56mi	3/1.5	1,360 (-3%)	4mo	$173,840	$128	63
105 Duncan St	0.10mi	4/2.5 (+1)	1,280 (-9%)	10mo	$155,000	$121	61
109 Cynthia St	0.57mi	3/1.5	1,300 (-7%)	2mo	$135,000	$104	57
214 Roosevelt St	0.68mi	3/2.0	1,500 (+7%)	6mo	$174,900	$117	48
113 Roadway St	0.60mi	3/2.0	1,256 (-10%)	5mo	$179,900	$143	46
147 Mayo St	0.58mi	2/2.0 (-1)	1,550 (+10%)	23mo	$172,000	$111	28

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,489
• Equity at exit: $22,216

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $19,048
• Equity at exit: $12,883

Cash invested: $41,720 (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 36426

• Home prices YoY: -1.1%
• Active inventory: 84
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $294

Break-even live

Break-even rent $1,113

Max offer price $149,000

Occupancy floor 75%

Sensitivity live

Price	-10% $378	-5% $336	+0% $294	+5% $252	+10% $210
Rent	-10% $177	-5% $235	+0% $294	+5% $353	+10% $411
Rate	-1.0pp $369	-0.5pp $332	base $294	+0.5pp $255	+1.0pp $216

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $149,000 Active 44 DOM
2. 2026-06-18
   days on market $149,000 Active 43 DOM
3. 2026-06-17
   days on market $149,000 Active 42 DOM
4. 2026-06-16
   days on market $149,000 Active 41 DOM
5. 2026-06-15
   days on market $149,000 Active 40 DOM
6. 2026-06-14
   days on market $149,000 Active 38 DOM
7. 2026-06-12
   days on market $149,000 Active 37 DOM
8. 2026-06-09
   days on market $149,000 Active 34 DOM
9. 2026-06-08
   days on market $149,000 Active 33 DOM
10. 2026-06-07
    days on market $149,000 Active 32 DOM
11. 2026-06-04
    days on market $149,000 Active 28 DOM
12. 2026-06-02
    days on market $149,000 Active 27 DOM
13. 2026-06-01
    days on market $149,000 Active 26 DOM
14. 2026-05-31
    days on market $149,000 Active 25 DOM
15. 2026-05-31
    days on market $149,000 Active 24 DOM
16. 2026-05-05
    listed $149,000 Active 678-char remark
17. 2025-05-09
    soldstatus $41,000 Closed 556-char remark

    Show marketing remark (556 chars)

    Prime investment opportunity available! Bring your favorite contractor or undertake the renovations yourself The property requires some TLC. Situated on approximately one acre of land, this home features three bedrooms, one bathroom, a den with fireplace, living room, eat-in kitchen and an inside laundry room. A concrete slab, formerly the site of a shed, is ready for the construction of a workshop or outdoor retreat. Home is being sold AS IS. Call today and let’s make this your next home! Buyer to verify all information during due diligence.

18. 2025-05-05
    soldstatus $41,000
19. 2025-03-18
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Prime investment opportunity available! Bring your favorite contractor or undertake the renovations yourself The property requires some TLC. Situated on approximately one acre of land, this home features three bedrooms, one bathroom, a den with fireplace, living room, eat-in kitchen and an inside laundry room. A concrete slab, formerly the site of a shed, is ready for the construction of a workshop or outdoor retreat. Home is being sold AS IS. Call today and let’s make this your next home! Buyer to verify all information during due diligence.

20. 2025-03-05
    price $47,000 556-char remark

    Show marketing remark (556 chars)

    Prime investment opportunity available! Bring your favorite contractor or undertake the renovations yourself The property requires some TLC. Situated on approximately one acre of land, this home features three bedrooms, one bathroom, a den with fireplace, living room, eat-in kitchen and an inside laundry room. A concrete slab, formerly the site of a shed, is ready for the construction of a workshop or outdoor retreat. Home is being sold AS IS. Call today and let’s make this your next home! Buyer to verify all information during due diligence.

21. 2025-02-18
    listed $60,000 Active 556-char remark

    Show marketing remark (556 chars)

    Prime investment opportunity available! Bring your favorite contractor or undertake the renovations yourself The property requires some TLC. Situated on approximately one acre of land, this home features three bedrooms, one bathroom, a den with fireplace, living room, eat-in kitchen and an inside laundry room. A concrete slab, formerly the site of a shed, is ready for the construction of a workshop or outdoor retreat. Home is being sold AS IS. Call today and let’s make this your next home! Buyer to verify all information during due diligence.

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $611 · $51/mo
• Expected delta: +$182/yr (+$15/mo · 42.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,821
• − Mortgage interest: −$8,346
• − Property taxes: −$429
• − Insurance: −$745
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$4,335
• Taxable income: $1,115
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $3,261/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: Escambia County
• NCES district ID: 0101350
• Math proficiency: 17% ▼ -27.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $31,905
• Composite: 22.73/100
• National rank: #8036
• State rank: #83 of 129 in AL

Livability — East Brewton

• Score: 63/100
• State rank: #174
• US rank: #14964

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F Housing A- Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Brewton, AL
• Population (ZIP): 16,049

Population outlook (Escambia County) Hauer SSP2

• Today (2025): 36,683 people
• By 2030: 35,844 · -2.3%
• By 2040: 34,393 · -6.2%
• By 2050: 33,109 · -9.7%
• By 2075: 28,305 · -22.8%
• By 2100: 21,091 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 22% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Escambia

• 2024 margin: Solid R (+46.4) · D 26.6% · R 72.9%
• 2008→2024 swing: -17.8pp toward R · 2008: -28.5pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+37.4 2016: R+36.7 2012: R+25.5 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.44%
• Current HPI: 294.97
• Rent YoY: —
• Metro: —
• 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

+148.3% since first listed

6 events — show timeline

• 2026-05-05 Listed $149,000 BCAR
• 2025-05-09 Sold (MLS) $41,000 BCAR
• 2025-05-05 Sold (Public Records) $41,000 Public Records
• 2025-03-18 Pending — BCAR
• 2025-03-05 Price Changed $47,000 BCAR
• 2025-02-18 Listed $60,000 BCAR

Property tax history

+5.4%/yr

Latest (2025): $429 · +6.8% YoY. Source: county tax records.