125 Fayette Cir · Saraland, AL 36571

$223,000

3 bd · 2.0 ba · 2,376 sqft · SingleFamily public records · 29 Days on market

Built 1967 0.36 ac lot $94/sqft · 25% below area Est $211k · 6% 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 +11.1/30.0
• Schools +5.3/10.0
• ARV discount +5.0/15.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW LISTING In Saraland! This 3BR/2BA all brick home features Formal Living and Dining, as well as an Open Floor Plan. From the Den to the Kitchen with a Breakfast Bar, and a Double Carport. But the Real Showstopper is the Backyard! Enjoy a large, mature lot with a huge, covered deck, separate covered seating area, and a storage building. Perfect for summer hangouts. Buyer is responsible for confirming any and all property information, not limited to condition, foreclosure right of redemption dates, Lot size and property lines, and type of water and sewer connections. Subject to Buyer's Appraisal. " Seller makes no representation or warranties as to property condition. HUD Homes are SO

Key facts

• Open floor plan
• Double carport
• Huge covered deck

Tags

• OPEN FLOOR PLAN
• BREAKFAST BAR
• DOUBLE CARPORT
• LARGE MATURE LOT
• HUGE COVERED DECK
• SEPARATE COVERED SEATING AREA

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available (110V and 220V); Public sewer
• Home design: Single-family residential property; Built in 1967; Slab foundation; Composition roof
• Construction: Year built 1967; Slab foundation; Composition roof
• Exterior features: Storage; Chain link fencing; View

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: 10-foot high ceilings on the main level; Gas log fireplace; Breakfast bar and eat-in kitchen; Stained cabinets
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (29.0% below list).
• Recommended offer: $158k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.9% in Saraland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#72 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Saraland City (suburban): math 53% / reading 71% proficiency, ranked #6 of 129 in AL (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Saraland Elementary School (math 71% / reading 82%, grade A, #12 of 627 statewide, top 2%, 958 students, 49% FRL); Saraland High School (math 34% / reading 48%, grade F, #31 of 305 statewide, top 10%, 1,096 students, 50% FRL).
• Market conditions: 173 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($220k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,365 (29.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — 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. 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?
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: 0.71% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 11.7

CMA / ARV

• ARV (median comp): $211,109
• List price: $223,000
• Delta: 5.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Camelot Dr	0.20mi	3/2.0	2,077 (-13%)	11mo	$273,000	$131	60
118 Ideal Dr	0.72mi	4/2.5 (+1)	2,425 (+2%)	10mo	$265,000	$109	48
325 Bryant Ct	0.73mi	3/2.5	2,034 (-14%)	6mo	$305,000	$150	34
122 N Bethel Forest Dr	0.71mi	3/2.0	2,038 (-14%)	14mo	$296,950	$146	32

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-41,834
• Equity at exit: $33,250

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-44,044
• Equity at exit: $19,281

Cash invested: $62,440 (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 36571

• Home prices YoY: -13.1%
• Active inventory: 173
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$1,169
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-88

Break-even live

Break-even rent $1,695

Max offer price $207,473

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-25	+0% $-88	+5% $-151	+10% $-214
Rent	-10% $-213	-5% $-150	+0% $-88	+5% $-25	+10% $37
Rate	-1.0pp $24	-0.5pp $-31	base $-88	+0.5pp $-146	+1.0pp $-204

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 Shelton Beach Rd Saraland, AL	4.0	2.0	1713	$1,950	$1.14	14d	1	1.43mi

Listing history 1 events

1. 2026-04-26
   listed $223,000 Active 862-char remark

ⓘ 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: $920 · $77/mo
• Projected year-2 tax: $920 · $77/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,004
• − Mortgage interest: −$12,491
• − Property taxes: −$920
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$6,487
• Taxable loss: −$5,050
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $157/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: Saraland City
• NCES district ID: 0100185
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 71% ▲ 7.00%
• Median HH income: $51,173
• Composite: 52.78/100
• National rank: #1539
• State rank: #6 of 129 in AL

Livability — Saraland

• Score: 68/100
• State rank: #72
• US rank: #9880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saraland, AL
• County: Mobile County · 246,577 people
• City population: 17,143
• Metro: Mobile, AL
• Population (ZIP): 17,143
• Household income: $62,047
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 432.0

Population outlook (Mobile County) Hauer SSP2

• Today (2025): 415,303 people
• By 2030: 411,755 · -0.9%
• By 2040: 399,670 · -3.8%
• By 2050: 382,616 · -7.9%
• By 2075: 337,353 · -18.8%
• By 2100: 283,391 · -31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 16% Two or more races 3%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · China

Political lean MEDSL · Mobile

• 2024 margin: R (+16.4) · D 41.3% · R 57.7%
• 2008→2024 swing: -7.7pp toward R · 2008: -8.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+11.9 2016: R+13.9 2012: R+9.3 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.39%
• Current HPI: 247.8527
• Rent YoY: —
• Metro: Mobile, 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

4 events — show timeline

• 2026-05-28 Pending — GCMLS AL
• 2026-05-23 Relisted — GCMLS AL
• 2026-05-19 Pending — GCMLS AL
• 2026-04-26 Listed $223,000 GCMLS AL

Property tax history

+7.2%/yr

Latest (2025): $920 · +5.3% YoY. Source: county tax records.