762 Buddy Lake Rd · Brewton, AL 36426

$112,500

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 33 Days on market

Built 1977 0.47 ac lot $176/sqft · 246% above area $95/mo HOA · 9% of rent

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• Appreciation +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Cute as can be and full of charm, this Lake Barry cabin offers the perfect place to relax, unwind, and enjoy the view! Featuring one bedroom and one full bath, this cozy retreat also includes a large den that could easily serve as a second bedroom, bunk room, or additional gathering space. The back porch offers an incredible view and is sure to become a favorite spot for morning coffee, afternoon fishing breaks, or quiet evenings outdoors. Located in the Lake Barry subdivision, property owners enjoy access to four ponds totaling over 13 acres of fishing. Whether you’re looking for a weekend getaway or a peaceful place to call home, this one is worth seeing. Let’s go look! Buyer

Key facts

• 0.47 acre lot
• Built 1977
• Listed 33 days

Property features AI

Finance

• Other: Located in the Lake Barry community off Pea Ridge Road in Brewton, Alabama
• HOA & community: Monthly association fee of $95; Community offers deeded water access

Exterior

• Parking: No parking details provided
• Utilities: McCall Water; Septic tank; Southern Pine Electric
• Home design: One-story wood-sided residence; Pillar/post/pier foundation; Metal roof; Resale property; Whole ownership
• Construction: Wood siding construction; Pillar/Post/Pier foundation; Metal roof; Building area approx. 896 (source: assessor)
• Exterior features: Covered rear porch; Outdoor kitchen; Boat ramp; Pond with deeded water access; Has view; Less than one acre

Interior

• Kitchen: Electric range; Refrigerator with ice maker; ENERGY STAR qualified appliances; Outdoor kitchen (exterior amenity)
• Bedrooms: Primary bedroom with attached bath (primary bed/bath combo)
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom; Master bathroom with shower (no tub)
• Heating & cooling: Window unit(s) for cooling
• Interior features: Den; Breakfast area open to the kitchen; No fireplace
• Laundry & utility: Storage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $110k (2.5% below list).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.8% 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.
• Escambia County (town): math 17% / reading 39% proficiency, ranked #83 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 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 $778 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($109k) 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.
• Current owner paid $25k; list at $112k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $109,125 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.97% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (median comp): $45,578
• List price: $112,500
• Delta: 146.83%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-11,353
• Equity at exit: $16,774

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,018
• Equity at exit: $9,727

Cash invested: $31,500 (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: 84
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$47
• HOA: −$95
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $108

Break-even live

Break-even rent $960

Max offer price $112,500

Occupancy floor 85%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $95 · $1,140/yr

Listing history 8 events

1. 2026-06-19
   days on market $112,500 Active 33 DOM
2. 2026-06-18
   days on market $112,500 Active 32 DOM
3. 2026-06-17
   days on market $112,500 Active 31 DOM
4. 2026-06-16
   days on market $112,500 Active 30 DOM
5. 2026-06-15
   days on market $112,500 Active 29 DOM
6. 2026-06-14
   status $112,500 Active 27 DOM
7. 2026-04-27
   listed $112,500 Active 746-char remark
8. 2010-07-13
   soldstatus $25,000

ⓘ 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: $320 · $27/mo
• Projected year-2 tax: $461 · $38/mo
• Expected delta: +$141/yr (+$12/mo · 44.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $13,160
• − Mortgage interest: −$6,302
• − Property taxes: −$320
• − Insurance: −$562
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − HOA: −$1,140
• − Depreciation: −$3,273
• Taxable loss: −$542
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $1,425/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: Escambia County
• NCES district ID: 0101350
• Math proficiency: 17% ▼ -27.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $31,905
• Composite: 22.73/100
• National rank: #8036
• State rank: #83 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

• 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

+350.0% since first listed

4 events — show timeline

• 2026-06-13 Relisted — BCAR
• 2026-05-24 Pending — BCAR
• 2026-04-27 Listed $112,500 BCAR
• 2010-07-13 Sold (Public Records) $25,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $320 · +1.6% YoY. Source: county tax records.