235 Fort Davis St · Fitzpatrick, AL 36031

$48,900

3 bd · 1.0 ba · 1,075 sqft · SingleFamily · 22 Days on market

Built 1978 Fair condition 9,147 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +1.4/5.0
• Schools +0.7/10.0

Listing remarks

Escape to your own private country retreat with this charming 3 bedroom, 1 bath home surrounded by mature trees and tucked away, offering exceptional seclusion and peaceful living. This home offers offers the perfect place to relax, unwind, and enjoy the quiet sounds of nature. Sit back on a beautiful day and listen to the birds chirp while enjoying the privacy and serenity this property provides. The property is being sold as-is and is ideal for a primary residence, weekend getaway or an investment opportunity. This is an equitable interest listing where seller is selling only an option contract or assigning an interest in a contract, such as a purchase and sale agreement or a contract for

Key facts

• 9,147 sq ft lot
• Parking
• Built 1978

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank sewage; Cable available
• Home design: Single-story; Brick construction; Slab foundation
• Construction: Brick exterior; Slab foundation; Built (year per public records)
• Exterior features: Porch (covered); Mature trees; Private road frontage; Outside city limits

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Three bedrooms on the first level
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Wall furnace; Window air conditioning units
• Interior features: Laminate flooring; Covered porch
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 27/100 on livability (#584 in AL) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Macon County (town): math 2% / reading 17% proficiency, ranked #123 of 129 in AL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 5 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($338 loan paydown + $1k appreciation (3.0% local appreciation)).
• Macon County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $48,166 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1978 — 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. 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: 1.94% ✓
• Cap rate: 16.35%
• Cash-on-cash: 35.92%
• DSCR: 2.60
• GRM: 4.3

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: 41.5%
• Equity multiple: 3.34×
• Total profit: $32,005
• Equity at exit: $21,988

10-year hold

• IRR: 41.4%
• Equity multiple: 6.65×
• Total profit: $77,383
• Equity at exit: $33,885

Cash invested: $13,692 (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 36031

• Active inventory: 2
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$256
• Tax est. 1.5%: −$61 /mo · $734/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $410

Break-even live

Break-even rent $428

Max offer price $48,900

Occupancy floor 52%

Sensitivity live

Price	-10% $444	-5% $427	+0% $410	+5% $393	+10% $376
Rent	-10% $335	-5% $372	+0% $410	+5% $447	+10% $485
Rate	-1.0pp $434	-0.5pp $422	base $410	+0.5pp $397	+1.0pp $384

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: $12,225
• Closing costs: $1,467
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $48,900 Active 22 DOM
2. 2026-06-18
   days on market $48,900 Active 21 DOM
3. 2026-06-17
   days on market $48,900 Active 20 DOM
4. 2026-06-16
   days on market $48,900 Active 19 DOM
5. 2026-06-15
   days on market $48,900 Active 18 DOM
6. 2026-06-14
   days on market $48,900 Active 16 DOM
7. 2026-06-13
   days on market $48,900 Active 15 DOM
8. 2026-06-10
   days on market $48,900 Active 13 DOM
9. 2026-06-09
   days on market $48,900 Active 12 DOM
10. 2026-06-08
    days on market $48,900 Active 11 DOM
11. 2026-06-07
    days on market $48,900 Active 10 DOM
12. 2026-06-05
    days on market $48,900 Active 7 DOM
13. 2026-06-02
    days on market $48,900 Active 5 DOM
14. 2026-06-01
    days on market $48,900 Active 4 DOM
15. 2026-05-31
    days on market $48,900 Active 3 DOM
16. 2026-05-30
    days on market $48,900 Active 2 DOM
17. 2026-05-27
    listed $48,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,358
• − Mortgage interest: −$2,739
• − Property taxes: −$734
• − Insurance: −$244
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$1,423
• Taxable income: $4,401
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $3,861/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and increase its value. Key areas for attention include the roof, siding, and landscaping. Painting and landscaping improvements would significantly enhance its curb appeal and value.

Repairs flagged

• Major roof — Signs of wear and potential leaks
• Major siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair roof — Fixes potential leaks and improves home's condition
• Both landscape — Enhances curb appeal and creates a welcoming environment

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks	Major	$15,000–50,000
siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Fixes potential leaks and improves home's condition ↑
• Both landscape — Enhances curb appeal and creates a welcoming environment ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Macon County
• NCES district ID: 0102190
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $30,012
• Composite: 7.24/100
• National rank: #9958
• State rank: #123 of 129 in AL

Livability — Fitzpatrick

• Score: 27/100
• State rank: #584
• US rank: #27979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 96

Population outlook (Macon County) Hauer SSP2

• Today (2025): 15,805 people
• By 2030: 14,101 · -10.8%
• By 2040: 11,244 · -28.9%
• By 2050: 9,088 · -42.5%
• By 2075: 6,606 · -58.2%
• By 2100: 6,309 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 5%
• Common ancestry: Iranian 5%

Political lean MEDSL · Macon

• 2024 margin: Solid D (+56.3) · D 77.8% · R 21.5%
• 2008→2024 swing: -17.8pp toward R · 2008: 74.0pp · 2024: 56.3pp
• All cycles: 2024: D+56.3 2020: D+63.8 2016: D+66.8 2012: D+74.4 2008: D+74.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-27 Listed $48,900 MAAR