106 Brewer St · Scottsboro, AL 35768

$164,900

3 bd · 1.0 ba · 1,938 sqft · SingleFamily public records · 52 Days on market

Built 1970 0.28 ac lot $85/sqft · 40% below area Est $186k · 11% under ↓ 6% since listing

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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
• ARV discount +12.7/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity or great first time home! 3 bedroom/1 full bath home with large carport conveniently located in the city limits of Scottsboro. The bedrooms and living room have refinished original hardwood flooring with fresh paint throughout. The home also has an over-sized family room with large laundry room/office space.

Key facts

• 0.28 acre lot
• Built 1970
• Listed 51 days

Property features AI

Finance

• Other: Residential property; Living area approximately 1,312 square feet; Lot about 0.28 acres
• HOA & community: No homeowners association; Subdivision: Westlawn

Exterior

• Parking: Attached carport
• Utilities: Public sewer; Public water
• Home design: Single-family residence; One-story; Built in 1970; Brick construction
• Construction: Brick construction; Built in 1970; Crawl space foundation
• Exterior features: Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Wall furnace; Central air conditioning; Window air conditioning
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $241 ($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 $156k (5.4% below list).
• Recommended offer: $156k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.3% in Scottsboro — 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 74/100 on livability (#21 in AL, #4,752 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D+, amenities D-, commute F.
• Scottsboro City (town): math 27% / reading 54% proficiency, ranked #27 of 129 in AL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thurston T Nelson Elementary School (235 students, 48% FRL); Collins Intermediate School (math 30% / reading 57%, grade D, #45 of 257 statewide, top 18%, 521 students, 61% FRL); Scottsboro High School (math 27% / reading 32%, grade F, #70 of 305 statewide, top 27%, 739 students, 50% FRL).
• Market conditions: 78 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 46 units permitted in Jackson 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.
• Jackson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,962 (5.4% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (median comp): $186,229
• List price: $164,900
• Delta: -11.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 W Laurel St	0.63mi	3/2.0	1,966 (+1%)	6mo	$189,500	$96	59
514 West St	0.57mi	3/1.5	1,991 (+3%)	10mo	$190,000	$95	58
316 Hodges St	0.74mi	3/2.0	2,136 (+10%)	6mo	$238,000	$111	40

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: $-11,464
• Equity at exit: $24,587

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $9,475
• Equity at exit: $14,258

Cash invested: $46,172 (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 35768

• Home prices YoY: -16.1%
• Active inventory: 78
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $241

Break-even live

Break-even rent $1,255

Max offer price $164,900

Occupancy floor 80%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Beverly St Scottsboro, AL	3.0	2.0	1247	$1,550	$1.24	14d	1	0.20mi
902 Sisk St Scottsboro, AL	4.0	2.0	1400	$1,600	$1.14	14d	1	0.96mi

Listing history 19 events

1. 2026-06-19
   days on market $164,900 Active 52 DOM
2. 2026-06-18
   days on market $164,900 Active 51 DOM
3. 2026-06-17
   days on market $164,900 Active 50 DOM
4. 2026-06-16
   days on market $164,900 Active 49 DOM
5. 2026-06-15
   days on market $164,900 Active 48 DOM
6. 2026-06-14
   days on market $164,900 Active 46 DOM
7. 2026-06-12
   days on market $164,900 Active 45 DOM
8. 2026-06-09
   days on market $164,900 Active 42 DOM
9. 2026-06-08
   days on market $164,900 Active 41 DOM
10. 2026-06-07
    days on market $164,900 Active 40 DOM
11. 2026-06-07
    days on market $164,900 Active 39 DOM
12. 2026-06-04
    days on market $164,900 Active 36 DOM
13. 2026-06-02
    days on market $164,900 Active 35 DOM
14. 2026-06-01
    days on market $164,900 Active 34 DOM
15. 2026-05-31
    days on market $164,900 Active 33 DOM
16. 2026-05-31
    days on market $164,900 Active 32 DOM
17. 2026-04-28
    listed $164,900 Active 338-char remark
18. 2025-06-26
    price $165,000
19. 2025-05-09
    listed $175,000 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: $696 · $58/mo
• Projected year-2 tax: $696 · $58/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,715
• − Mortgage interest: −$9,237
• − Property taxes: −$696
• − Insurance: −$824
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$4,797
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,847/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: Scottsboro City
• NCES district ID: 0102940
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $38,210
• Composite: 33.67/100
• National rank: #5388
• State rank: #27 of 129 in AL

Livability — Scottsboro

• Score: 74/100
• State rank: #21
• US rank: #4752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsboro, AL
• Population (ZIP): 12,394

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 50,261 people
• By 2030: 48,655 · -3.2%
• By 2040: 45,119 · -10.2%
• By 2050: 41,518 · -17.4%
• By 2075: 33,507 · -33.3%
• By 2100: 26,385 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Native American 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+71.4) · D 13.9% · R 85.4%
• 2008→2024 swing: -34.5pp toward R · 2008: -36.9pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+67.5 2016: R+62.5 2012: R+41.9 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.15%
• Current HPI: 193.1223
• 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

-5.8% since first listed

3 events — show timeline

• 2026-04-28 Listed $164,900 VMLS
• 2025-06-26 Price Changed $165,000 VMLS
• 2025-05-09 Listed $175,000 VMLS

Property tax history

+7.8%/yr

Latest (2025): $696 · -31.6% YoY. Source: county tax records.