18824 Highway 41 · Brewton, AL 36426

$125,000

3 bd · 1.5 ba · 2,779 sqft · SingleFamily public records · 13 Days on market

Built 1979 0.45 ac lot ↓ 26% since listing

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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 MLS

Spacious family home just a few miles from town! Three bedrooms, two and a half baths, separate dining room, open kitchen with great storage and counter space. . Super spacious den with fireplace and built-ins (plenty of room for a large crowd)! The primary bedroom features a large walk-in closet, double vanities, and access to the back deck. Let's go look!

Key facts

• Covered porch
• Cathedral ceilings
• Stone fireplace

Tags

• FENCED BACKYARD
• STONE FIREPLACE
• CATHEDRAL CEILINGS
• OPEN KITCHEN
• COVERED PORCH
• REAR DECK

Property features AI

Finance

• Other: Directions: From Brewton take AL Highway 41 ~10–11 miles; property on the right. From I-65 take Exit 77, turn onto Highway 41 South and travel ~5 miles; property on the left.
• HOA & community: No community amenities listed; No transfer fees

Exterior

• Utilities: Southern Pine Electric service; Electric-powered heating and cooling
• Home design: One-level (single story) residence; Resale property; Whole ownership
• Construction: Brick construction; Metal roof; Building area reported as 2,824 square feet (appraiser source)
• Exterior features: Covered porch; Side porch; Less than 1 acre lot; No waterfront

Interior

• Kitchen: Dishwasher
• Bedrooms: Primary bedroom on the 1st floor with a primary bath combo; Primary bedroom includes walk-in closet(s)
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity
• Heating & cooling: Electric heating; Central electric cooling
• Interior features: Wood-burning fireplace; Unfurnished; Separate dining room with a breakfast area off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.0% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: 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 $125,000

Questions for the listing agent

1. Built in 1979 — 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: 1.22% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,576
• Equity at exit: $18,638

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $35,930
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $390

Break-even live

Break-even rent $1,026

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $125,000 Active 13 DOM
2. 2026-06-18
   days on market $125,000 Active 12 DOM
3. 2026-06-17
   days on market $125,000 Active 11 DOM
4. 2026-06-16
   days on market $125,000 Active 10 DOM
5. 2026-06-15
   days on market $125,000 Active 9 DOM
6. 2026-06-14
   days on market $125,000 Active 7 DOM
7. 2026-06-12
   days on market $125,000 Active 6 DOM
8. 2026-06-09
   days on market $125,000 Active 3 DOM
9. 2026-06-08
   days on market $125,000 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $125,000 Active 1 DOM

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,231 · $103/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 7/10 Severe
• 🌡 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: $18,231
• − Mortgage interest: −$7,002
• − Property taxes: −$1,231
• − Insurance: −$625
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$3,636
• Taxable income: $2,820
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $4,004/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

-26.0% since first listed

4 events — show timeline

• 2026-06-06 Listed $125,000 BCAR
• 2022-05-13 Sold (Public Records) $170,000 Public Records
• 2022-05-13 Sold (MLS) $170,000 BCAR
• 2022-03-08 Listed $169,000 BCAR

Property tax history

+3.3%/yr

Latest (2025): $1,231 · +7.0% YoY. Source: county tax records.