127 Rosemary Ave · Brewton, AL 36426

$159,000

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 80 Days on market

Built 1965 0.36 ac lot $117/sqft · at area comps Est $156k · at est.

---

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 +21.3/30.0
• DSCR +6.8/10.0
• ARV discount +6.8/15.0
• 1% rule +4.3/10.0
• Schools +3.7/10.0
• Appreciation +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New Listing! This brick home offers a comfortable and functional layout designed for everyday living. The kitchen features both a breakfast area and bar seating, providing plenty of space for casual meals and gathering. Built-in cabinetry creates the perfect spot for a small home office or additional storage. The home includes three bedrooms and two full baths along with a generously sized utility room that offers ample space for laundry and folding—an added convenience!Outside, you’ll find covered parking along with a detached storage building/workshop, ideal for tools, hobbies, or additional storage. The yard provides space to enjoy the outdoors and make it your own. A solid home with thoughtful features and great potential, ready for its next owner. Let's go look! Buyer to verify all information during due diligence.

Key facts

• Built-in cabinetry
• Utility room
• Covered parking

Tags

• BRICK HOME
• BREAKFAST AREA
• BAR SEATING
• BUILT-IN CABINETRY
• UTILITY ROOM
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (6.6% below list).
• Recommended offer: $149k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.7% in Brewton — 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 63/100 on livability (#185 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Brewton City (town): math 34% / reading 56% proficiency, ranked #20 of 129 in AL (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brewton Elementary School (math 42% / reading 67%, grade C, #87 of 627 statewide, top 15%, 485 students, 56% FRL); Brewton Middle School (math 32% / reading 55%, grade D, #45 of 257 statewide, top 18%, 361 students, 63% FRL); Tr Miller High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 378 students, 54% FRL).
• Market conditions: 88 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 $1k of loan paydown is wiped out by about $5k 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 80 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; list at $159k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% 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 $148,569 (6.6% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 0.93% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $156,400
• List price: $159,000
• Delta: 1.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
751 Liles Blvd	0.28mi	3/2.0	1,357 (-0%)	14mo	$177,000	$130	74
103 Avalon Ave	0.11mi	2/1.5 (-1)	1,323 (-3%)	16mo	$156,000	$118	69
112 Avalon St	0.18mi	3/2.0	1,496 (+10%)	8mo	$155,000	$104	69
1802 Brookwood Dr	0.28mi	2/1.5 (-1)	1,421 (+4%)	9mo	$150,000	$106	65
104 Rosemary Ave	0.18mi	3/2.5	1,566 (+15%)	3mo	$135,000	$86	63
110 Lynnbrook Dr	0.43mi	3/1.0	1,425 (+4%)	8mo	$149,000	$105	62
1303 Douglas Ave	0.39mi	3/2.0	1,500 (+10%)	11mo	$85,000	$57	56
126 Sylvania St	0.26mi	2/2.0 (-1)	1,482 (+9%)	20mo	$169,000	$114	52
1717 Sowell Rd	0.18mi	3/1.0	1,566 (+15%)	14mo	$154,000	$98	51
108 Roseland Cir	0.51mi	3/2.0	1,460 (+7%)	21mo	$132,700	$91	47
403 E Underwood St	0.71mi	3/1.5	1,188 (-13%)	2mo	$129,000	$109	42
1118 Bellevile Ave	0.56mi	3/1.0	1,500 (+10%)	14mo	$158,000	$105	41

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-11,097
• Equity at exit: $23,707

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,020
• Equity at exit: $13,747

Cash invested: $44,520 (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 36426

• Home prices YoY: -1.1%
• Active inventory: 88
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $231

Break-even live

Break-even rent $1,193

Max offer price $159,000

Occupancy floor 79%

Sensitivity live

Price	-10% $321	-5% $276	+0% $231	+5% $186	+10% $141
Rent	-10% $114	-5% $173	+0% $231	+5% $290	+10% $349
Rate	-1.0pp $312	-0.5pp $272	base $231	+0.5pp $190	+1.0pp $148

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-05
   listed $159,000 Active 843-char remark

   Show marketing remark (843 chars)

   New Listing! This brick home offers a comfortable and functional layout designed for everyday living. The kitchen features both a breakfast area and bar seating, providing plenty of space for casual meals and gathering. Built-in cabinetry creates the perfect spot for a small home office or additional storage. The home includes three bedrooms and two full baths along with a generously sized utility room that offers ample space for laundry and folding—an added convenience!Outside, you’ll find covered parking along with a detached storage building/workshop, ideal for tools, hobbies, or additional storage. The yard provides space to enjoy the outdoors and make it your own. A solid home with thoughtful features and great potential, ready for its next owner. Let's go look! Buyer to verify all information during due diligence.

2. 2010-02-24
   soldstatus $87,900

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: +$146/yr (+$12/mo · 28.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,828
• − Mortgage interest: −$8,906
• − Property taxes: −$506
• − Insurance: −$795
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$4,625
• Taxable income: $143
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $2,743/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: Brewton City
• NCES district ID: 0100450
• Math proficiency: 34% ▼ -24.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $34,994
• Composite: 37.12/100
• National rank: #4492
• State rank: #20 of 129 in AL

Livability — Brewton

• Score: 63/100
• State rank: #185
• US rank: #15452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brewton, AL
• Population (ZIP): 16,049

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 22% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 99% 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: ▼ -3.44%
• Current HPI: 294.97
• 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

+80.9% since first listed

2 events — show timeline

• 2026-03-05 Listed $159,000 BCAR
• 2010-02-24 Sold (Public Records) $87,900 Public Records

Property tax history

+2.2%/yr

Latest (2025): $506 · +7.7% YoY. Source: county tax records.