303 4th St NE · Fayette, AL 35555

$69,900

3 bd · 2.0 ba · 1,214 sqft · SingleFamily public records · 166 Days on market

Built 1917 6,098 sqft lot $58/sqft · 28% below area Est $98k · 28% under ↓ 8% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully preserved 1917 cottage blends early 20th-century craftsmanship with endless possibilities. Original details like gleaming hardwoods, wavy glass windows, and classic brick fireplaces offer character you just can’t recreate. Don’t be fooled by the square footage—this home lives large, with a smart layout that maximizes space. Mere steps from Downtown Fayette and Fayette Middle School, the location makes it ideal for homeowners or investors. A bonus 3rd room with a full bath offers flexible space for guests, hobbies, or income potential. Enjoy your coffee on the covered front porch or tend to your garden inside the charmingly private, fenced back yard. Whether looking for your next home or next opportunity, this gem is full of heart, history, and potential—all for under $70K!

Key facts

• Wavy glass windows
• Smart layout
• Bonus 3rd room

Tags

• GLEAMING HARDWOODS
• WAVY GLASS WINDOWS
• CLASSIC BRICK FIREPLACES
• SMART LAYOUT
• BONUS 3RD ROOM
• FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 6.0% in Fayette — 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 64/100 on livability (#158 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, health & safety D, amenities F.
• Fayette County (rural): math 17% / reading 44% proficiency, ranked #71 of 129 in AL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fayette County population projected at -21% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.74% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.01%
• DSCR: 2.47
• GRM: 4.8

CMA / ARV

• ARV (median comp): $97,537
• List price: $69,900
• Delta: -28.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 5th St NE	0.10mi	2/2.0 (-1)	1,280 (+5%)	11mo	$132,000	$103	72
202 NW 3rd St	0.21mi	2/1.0 (-1)	1,272 (+5%)	7mo	$119,000	$94	68
342 NE 5th St	0.12mi	3/1.0	1,092 (-10%)	21mo	$138,900	$127	56
110 NW 9 Th St	0.43mi	3/1.0	1,084 (-11%)	6mo	$125,000	$115	52
932 3rd Ave NE	0.43mi	2/2.0 (-1)	1,128 (-7%)	18mo	$10,000	$9	48
824 NE 2nd Ave	0.34mi	2/1.0 (-1)	1,082 (-11%)	16mo	$75,000	$69	44

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: 28.2%
• Equity multiple: 2.17×
• Total profit: $22,946
• Equity at exit: $10,422

10-year hold

• IRR: 35.6%
• Equity multiple: 4.27×
• Total profit: $64,059
• Equity at exit: $6,044

Cash invested: $19,572 (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 35555

• Home prices YoY: -18.1%
• Active inventory: 61
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $538

Break-even live

Break-even rent $534

Max offer price $69,900

Occupancy floor 51%

Sensitivity live

Price	-10% $578	-5% $558	+0% $538	+5% $519	+10% $499
Rent	-10% $442	-5% $490	+0% $538	+5% $586	+10% $634
Rate	-1.0pp $574	-0.5pp $556	base $538	+0.5pp $520	+1.0pp $502

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-31
   days on market $69,900 Active 166 DOM
2. 2026-05-31
   days on market $69,900 Active 165 DOM
3. 2026-01-21
   status Active 824-char remark

   Show marketing remark (824 chars)

   This beautifully preserved 1917 cottage blends early 20th-century craftsmanship with endless possibilities. Original details like gleaming hardwoods, wavy glass windows, and classic brick fireplaces offer character you just can’t recreate. Don’t be fooled by the square footage—this home lives large, with a smart layout that maximizes space. Mere steps from Downtown Fayette and Fayette Middle School, the location makes it ideal for homeowners or investors. A bonus 3rd room with a full bath offers flexible space for guests, hobbies, or income potential. Enjoy your coffee on the covered front porch or tend to your garden inside the charmingly private, fenced back yard. Whether looking for your next home or next opportunity, this gem is full of heart, history, and potential—all for under $70K!

4. 2026-01-16
   status Pending 824-char remark

   Show marketing remark (824 chars)

   This beautifully preserved 1917 cottage blends early 20th-century craftsmanship with endless possibilities. Original details like gleaming hardwoods, wavy glass windows, and classic brick fireplaces offer character you just can’t recreate. Don’t be fooled by the square footage—this home lives large, with a smart layout that maximizes space. Mere steps from Downtown Fayette and Fayette Middle School, the location makes it ideal for homeowners or investors. A bonus 3rd room with a full bath offers flexible space for guests, hobbies, or income potential. Enjoy your coffee on the covered front porch or tend to your garden inside the charmingly private, fenced back yard. Whether looking for your next home or next opportunity, this gem is full of heart, history, and potential—all for under $70K!

5. 2025-12-11
   listed $69,900 Active 824-char remark

   Show marketing remark (824 chars)

   This beautifully preserved 1917 cottage blends early 20th-century craftsmanship with endless possibilities. Original details like gleaming hardwoods, wavy glass windows, and classic brick fireplaces offer character you just can’t recreate. Don’t be fooled by the square footage—this home lives large, with a smart layout that maximizes space. Mere steps from Downtown Fayette and Fayette Middle School, the location makes it ideal for homeowners or investors. A bonus 3rd room with a full bath offers flexible space for guests, hobbies, or income potential. Enjoy your coffee on the covered front porch or tend to your garden inside the charmingly private, fenced back yard. Whether looking for your next home or next opportunity, this gem is full of heart, history, and potential—all for under $70K!

6. 2025-07-04
   price $74,900
7. 2025-06-08
   listed $79,900 Active
8. 2022-11-09
   soldstatus $65,000
9. 2022-10-31
   soldstatus $65,000
10. 2022-08-18
    listed $75,900

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $311 · $26/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 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,582
• − Mortgage interest: −$3,915
• − Property taxes: −$311
• − Insurance: −$350
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,033
• Taxable income: $5,640
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $5,107/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: Fayette County
• NCES district ID: 0101470
• Math proficiency: 17% ▼ -25.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $34,767
• Composite: 25.06/100
• National rank: #7540
• State rank: #71 of 129 in AL

Livability — Fayette

• Score: 64/100
• State rank: #158
• US rank: #14298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayette, AL
• Population (ZIP): 9,689

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 15,631 people
• By 2030: 14,975 · -4.2%
• By 2040: 13,604 · -13.0%
• By 2050: 12,302 · -21.3%
• By 2075: 9,599 · -38.6%
• By 2100: 7,282 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 19% Two or more races 3%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+72.0) · D 13.7% · R 85.7%
• 2008→2024 swing: -23.1pp toward R · 2008: -48.9pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+67.4 2016: R+65.2 2012: R+53.5 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.04%
• Current HPI: 190.5031
• 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

-7.9% since first listed

8 events — show timeline

• 2026-01-21 Relisted — WAMLS
• 2026-01-16 Pending — WAMLS
• 2025-12-11 Listed $69,900 WAMLS
• 2025-07-04 Price Changed $74,900 WAMLS
• 2025-06-08 Listed $79,900 WAMLS
• 2022-11-09 Sold (Public Records) $65,000 Public Records
• 2022-10-31 Sold (MLS) $65,000 WAMLS
• 2022-08-18 Listed $75,900 WAMLS

Property tax history

+51.1%/yr

Latest (2025): $311 · +0.0% YoY. Source: county tax records.