4718 Century St · Maytown, AL 35118

$79,900

3 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 34 Days on market

Built 1924 0.40 ac lot $60/sqft · at area comps Est $84k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +8.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming older home built in 1924 but well maintained and updated in good location and condition for your family to call "Home Sweet Home" today and enjoy. Spacious home features Living Room-FP woodburning, eat-in kitchen, laundry room off kitchen, 3 bedrooms, full bathroom with double vanities, covered porch, with large backyard. All Appliances remain. Convenient location. Walk to town facilities. Schools and churches nearby. Agents to verify any items of interest.

Key facts

• Covered porch
• Laundry room
• Large backyard

Tags

• LIVING ROOM-FP WOODBURNING
• EAT-IN KITCHEN
• LAUNDRY ROOM
• COVERED PORCH
• LARGE BACKYARD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Property accessed via public road
• Financial info: Fire fee: $175 yearly; Garbage fee: $48 quarterly

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet availability unknown
• Home design: Existing construction
• Construction: Siding (other) exterior; Crawl space foundation
• Exterior features: Corner lot; No pool, patio, decks, or garden/patio; Not waterfront

Interior

• Kitchen: Eating area; Laminate countertops; Freezer, refrigerator, electric stove
• Bedrooms: Three bedrooms on main level
• Flooring: Carpet, hardwood, and vinyl flooring
• Bathrooms: One full bathroom with separate vanities and tub/shower combo
• Heating & cooling: Central heating with gas heat; Central electric cooling
• Interior features: Smooth ceilings; Stone wood-burning fireplace in the living room; Window treatments remain
• Laundry & utility: Laundry room on main level; Washer hookup and electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#443 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Minor High School (math 4% / reading 8%, grade F, #275 of 305 statewide, top 90%, 915 students, 84% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 20% district-wide (-15 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: 35 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1924 — 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. Crime grade is D 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?
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: 1.34% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

• ARV (median comp): $83,831
• List price: $79,900
• Delta: -4.69%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4504 Middle St	0.36mi	3/2.0	1,330 (-0%)	21mo	$175,000	$132	62
406 2nd Ave	0.62mi	2/1.0 (-1)	1,179 (-12%)	2mo	$15,500	$13	45

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $10,557
• Equity at exit: $11,913

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $39,378
• Equity at exit: $6,908

Cash invested: $22,372 (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 35118

• Home prices YoY: -11.4%
• Active inventory: 35
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $369

Break-even live

Break-even rent $606

Max offer price $79,900

Occupancy floor 61%

Sensitivity live

Price	-10% $415	-5% $392	+0% $369	+5% $347	+10% $324
Rent	-10% $285	-5% $327	+0% $369	+5% $412	+10% $454
Rate	-1.0pp $410	-0.5pp $390	base $369	+0.5pp $349	+1.0pp $328

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 Middle St Mulga, AL	2.0	2.0	1200	$1,100	$0.92	3d	1	0.27mi
213 Front St Adamsville, AL	2.0	1.0	924	$1,000	$1.08	20d	1	1.03mi
439 Lakeshore Cir Adamsville, AL	2.0	1.0	1023	$1,000	$0.98	45d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $79,900 Active 34 DOM
2. 2026-06-17
   days on market $79,900 Active 33 DOM
3. 2026-06-16
   days on market $79,900 Active 32 DOM
4. 2026-06-15
   days on market $79,900 Active 31 DOM
5. 2026-06-13
   days on market $79,900 Active 29 DOM
6. 2026-06-10
   days on market $79,900 Active 26 DOM
7. 2026-06-09
   days on market $79,900 Active 25 DOM
8. 2026-06-08
   days on market $79,900 Active 24 DOM
9. 2026-06-07
   days on market $79,900 Active 23 DOM
10. 2026-06-03
    days on market $79,900 Active 19 DOM
11. 2026-06-02
    days on market $79,900 Active 18 DOM
12. 2026-06-01
    days on market $79,900 Active 17 DOM
13. 2026-05-31
    days on market $79,900 Active 16 DOM
14. 2026-05-15
    listed $79,900 Active 480-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: $317 · $26/mo
• Projected year-2 tax: $328 · $27/mo
• Expected delta: +$11/yr (+$1/mo · 3.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,884
• − Mortgage interest: −$4,476
• − Property taxes: −$317
• − Insurance: −$400
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,324
• Taxable income: $3,306
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $3,640/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Maytown

• Score: 55/100
• State rank: #443
• US rank: #23503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,131

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 17% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.72%
• Current HPI: 199.824
• 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

• 2026-05-15 Listed $79,900 Greater Alabama MLS

Property tax history

+3.4%/yr

Latest (2025): $317 · +8.2% YoY. Source: county tax records.