1595 Jay Rd · Riverview, AL 36502

$144,000

4 bd · 2.0 ba · 2,301 sqft · SingleFamily public records · 32 Days on market

Built 1966 1.00 ac lot

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brewton, AL. Escape to the peace and quiet of the countryside with this charming 4-bedroom, 2-bath cabin-style home nestled on approximately one acre of private land. Surrounded by nature and offering the perfect blend of comfort and country living, this unique property gives the feel of your very own mini ranch retreat. (Deep freeze does not convey). Inside, you’ll find a warm and inviting atmosphere with spacious living areas, cozy cabin-inspired character, and plenty of room for family and guests. Whether you’re relaxing on the porch, enjoying the open outdoor space, or simply taking in the serene surroundings, this home offers the privacy and tranquility you’ve been searching for. Offers a 30' x 40' garage. Conveniently located near Brewton and Atmore, you’ll enjoy small-town charm while still being within easy driving distance to Pensacola, Florida for shopping, dining, entertainment, beaches, and top medical facilities. If you’ve been dreaming of country living with modern convenience nearby, this beautiful property is a must-see!Buyers please do all due diligence to confirm all information is correct. Buyer to verify all information during due diligence.

Key facts

• Private land
• Open outdoor space
• Mini ranch retreat

Tags

• PRIVATE LAND
• MINI RANCH RETREAT
• SPACIOUS LIVING AREAS
• OPEN OUTDOOR SPACE
• 30 X 40 GARAGE

Property features AI

Finance

• Other: Lot size approximately 1 acre; Green energy features include a heat pump
• HOA & community: No association; If applicable, association fees billed annually and may include electricity

Exterior

• Parking: Two covered parking spaces; Two-car carport (oversized); Attached garage
• Utilities: Public water; Septic tank sewer
• Home design: One-story frame construction; Resale property; Located on a county-maintained road
• Construction: Composition roof; Frame construction; Foundation on pillar/post/pier and slab; Building area approximately 2,401 square feet; Built as a single-level home
• Exterior features: Deed access waterfront; Yard building; Central access lot

Interior

• Kitchen: ENERGY STAR qualified dishwasher; Electric water heater
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Heat pump for heating and cooling; ENERGY STAR qualified heat pump
• Interior features: Carpet and laminate flooring; Formal dining room
• Laundry & utility: Electric system with circuit breakers and copper wiring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $140k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#389 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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.
• Market conditions: 115 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 $996 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 32 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,016
• Equity at exit: $21,471

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $23,567
• Equity at exit: $12,450

Cash invested: $40,320 (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 36502

• Home prices YoY: -23.4%
• Active inventory: 115
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$60
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $319

Break-even live

Break-even rent $1,232

Max offer price $144,000

Occupancy floor 76%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $144,000 Active 32 DOM
2. 2026-06-18
   days on market $144,000 Active 31 DOM
3. 2026-06-17
   days on market $144,000 Active 30 DOM
4. 2026-06-16
   days on market $144,000 Active 29 DOM
5. 2026-06-15
   days on market $144,000 Active 28 DOM
6. 2026-06-14
   days on market $144,000 Active 26 DOM
7. 2026-06-12
   pricedays on market $144,000 Active 25 DOM
8. 2026-06-09
   days on market $154,000 Active 22 DOM
9. 2026-06-08
   days on market $154,000 Active 21 DOM
10. 2026-06-07
    days on market $154,000 Active 20 DOM
11. 2026-06-04
    days on market $154,000 Active 16 DOM
12. 2026-06-02
    days on market $154,000 Active 15 DOM
13. 2026-06-01
    days on market $154,000 Active 14 DOM
14. 2026-05-31
    days on market $154,000 Active 13 DOM
15. 2026-05-31
    days on market $154,000 Active 12 DOM
16. 2026-05-18
    listed $164,000 Active
17. 2026-05-17
    listed $164,000 Active 1209-char remark

    Show marketing remark (1209 chars)

    Brewton, AL. Escape to the peace and quiet of the countryside with this charming 4-bedroom, 2-bath cabin-style home nestled on approximately one acre of private land. Surrounded by nature and offering the perfect blend of comfort and country living, this unique property gives the feel of your very own mini ranch retreat. (Deep freeze does not convey). Inside, you’ll find a warm and inviting atmosphere with spacious living areas, cozy cabin-inspired character, and plenty of room for family and guests. Whether you’re relaxing on the porch, enjoying the open outdoor space, or simply taking in the serene surroundings, this home offers the privacy and tranquility you’ve been searching for. Offers a 30' x 40' garage. Conveniently located near Brewton and Atmore, you’ll enjoy small-town charm while still being within easy driving distance to Pensacola, Florida for shopping, dining, entertainment, beaches, and top medical facilities. If you’ve been dreaming of country living with modern convenience nearby, this beautiful property is a must-see!Buyers please do all due diligence to confirm all information is correct. 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: $392 · $33/mo
• Projected year-2 tax: $590 · $49/mo
• Expected delta: +$198/yr (+$17/mo · 50.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $19,623
• − Mortgage interest: −$8,066
• − Property taxes: −$392
• − Insurance: −$2,222
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,189
• Taxable income: $1,614
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $3,439/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 — Riverview

• Score: 57/100
• State rank: #389
• US rank: #22027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverview, AL
• Population (ZIP): 16,008

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 40% Native American 7% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% 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: ▼ -58.16%
• Current HPI: 190.1872
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $164,000 PARMLS
• 2026-05-17 Listed $164,000 BCAR

Property tax history

+6.0%/yr

Latest (2025): $392 · +9.8% YoY. Source: county tax records.