102 Sylvania St · Brewton, AL 36426

$95,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 5 Days on market

Built 1965 0.41 ac lot Est $139k · 31% under ↓ 30% since listing

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Why this score? — see what drove the A- 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
• 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

BRING THE BUYER! NEW PAINT AND FLOORING THROUGHOUT - Updated in May 2023 Seller will pay $5,000 towards buyer closing cost and $5,000 towards upgrades.

Key facts

• Newer ac
• Newer roof
• 0.41 acre lot

Tags

• NEWER ROOF
• NEWER AC

Property features AI

Finance

• HOA & community: No community features listed; No transfer fees

Exterior

• Utilities: Electric service: Alabama Power; Public water/sewer not specified
• Home design: One-story property; Resale condition
• Construction: Brick and wood siding exterior; Composition roof; Slab foundation; Approx. 1,320 total building area
• Exterior features: Storage

Interior

• Kitchen: Electric range; Eat-in kitchen with breakfast bar
• Bedrooms: Master bedroom on the main level (12' x 10')
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (master has half bath only)
• Heating & cooling: Central electric heating
• Interior features: Breakfast bar; Eat-in kitchen; Great room; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 13.1% 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: schools D+, crime F, amenities 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.
• 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $95,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.57% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.16%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $138,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Avalon Ave	0.05mi	2/1.5 (-1)	1,323 (+0%)	16mo	$156,000	$118	76
751 Liles Blvd	0.25mi	3/2.0	1,357 (+3%)	14mo	$177,000	$130	68
110 Lynnbrook Dr	0.39mi	3/1.0	1,425 (+8%)	8mo	$149,000	$105	62
112 Avalon St	0.13mi	3/2.0	1,496 (+13%)	8mo	$155,000	$104	61
1802 Brookwood Dr	0.27mi	2/1.5 (-1)	1,421 (+8%)	9mo	$150,000	$106	60
126 Sylvania St	0.21mi	2/2.0 (-1)	1,482 (+12%)	20mo	$169,000	$114	44
1303 Douglas Ave	0.44mi	3/2.0	1,500 (+14%)	11mo	$85,000	$57	44
108 Roseland Cir	0.47mi	3/2.0	1,460 (+11%)	21mo	$132,700	$91	39
1118 Bellevile Ave	0.62mi	3/1.0	1,500 (+14%)	14mo	$158,000	$105	36

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $18,726
• Equity at exit: $14,165

10-year hold

• IRR: 25.9%
• Equity multiple: 3.27×
• Total profit: $60,282
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $535

Break-even live

Break-even rent $815

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $589	-5% $562	+0% $535	+5% $509	+10% $482
Rent	-10% $418	-5% $477	+0% $535	+5% $594	+10% $653
Rate	-1.0pp $583	-0.5pp $560	base $535	+0.5pp $511	+1.0pp $486

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $95,000 Active
3. 2024-08-20
   price $147,500
4. 2024-08-02
   listed $152,500 Active
5. 2024-01-24
   soldstatus $135,000 Closed 153-char remark

   Show marketing remark (153 chars)

   BRING THE BUYER! NEW PAINT AND FLOORING THROUGHOUT - Updated in May 2023 Seller will pay $5,000 towards buyer closing cost and $5,000 towards upgrades.

6. 2024-01-23
   soldstatus $135,000
7. 2024-01-05
   status Pending 153-char remark

   Show marketing remark (153 chars)

   BRING THE BUYER! NEW PAINT AND FLOORING THROUGHOUT - Updated in May 2023 Seller will pay $5,000 towards buyer closing cost and $5,000 towards upgrades.

8. 2023-10-23
   status Active 153-char remark

   Show marketing remark (153 chars)

   BRING THE BUYER! NEW PAINT AND FLOORING THROUGHOUT - Updated in May 2023 Seller will pay $5,000 towards buyer closing cost and $5,000 towards upgrades.

9. 2023-10-03
   status Pending 153-char remark

   Show marketing remark (153 chars)

   BRING THE BUYER! NEW PAINT AND FLOORING THROUGHOUT - Updated in May 2023 Seller will pay $5,000 towards buyer closing cost and $5,000 towards upgrades.

10. 2023-10-03
    historical Active Under Contract 153-char remark

    Show marketing remark (153 chars)

    BRING THE BUYER! NEW PAINT AND FLOORING THROUGHOUT - Updated in May 2023 Seller will pay $5,000 towards buyer closing cost and $5,000 towards upgrades.

11. 2023-08-30
    listed $135,000 Active 153-char remark

    Show marketing remark (153 chars)

    BRING THE BUYER! NEW PAINT AND FLOORING THROUGHOUT - Updated in May 2023 Seller will pay $5,000 towards buyer closing cost and $5,000 towards upgrades.

12. 2023-08-30
    listed $135,000 Active

    Show marketing remark (153 chars)

    BRING THE BUYER! NEW PAINT AND FLOORING THROUGHOUT - Updated in May 2023 Seller will pay $5,000 towards buyer closing cost and $5,000 towards upgrades.

13. 2022-08-30
    listed $135,000 Active

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,269 · $106/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $17,909
• − Mortgage interest: −$5,321
• − Property taxes: −$1,269
• − Insurance: −$475
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$2,764
• Taxable income: $5,214
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $5,174/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

-29.6% since first listed

13 events — show timeline

• 2026-05-13 Pending — BCAR
• 2026-05-08 Listed $95,000 BCAR
• 2024-08-20 Price Changed $147,500 SAMLS
• 2024-08-02 Listed $152,500 SAMLS
• 2024-01-24 Sold (MLS) $135,000 BCAR
• 2024-01-23 Sold (Public Records) $135,000 Public Records
• 2024-01-05 Pending — BCAR
• 2023-10-23 Relisted — BCAR
• 2023-10-03 Pending — BCAR
• 2023-10-03 Contingent — BCAR
• 2023-08-30 Listed $135,000 BCAR
• 2023-08-30 Listed $135,000 BCAR
• 2022-08-30 Listed $135,000 BCAR

Property tax history

+4.5%/yr

Latest (2025): $1,269 · +33.9% YoY. Source: county tax records.