817 Douglas Ave · Brewton, AL 36426

$189,900

3 bd · 2.0 ba · 2,680 sqft · SingleFamily public records · 114 Days on market

Built 1936 0.40 ac lot $71/sqft · 15% below area Est $223k · 15% under ↓ 26% 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 +14.5/30.0
• ARV discount +14.2/15.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• Appreciation +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Classic 1936 brick home offering timeless character, flexible living space, and excellent location. Inside, you’ll find a formal living room and dedicated dining room, both featuring tall ceilings and original hardwood floors that reflect the craftsmanship of the era. Architectural details, including graceful archways and defined rooms, create a traditional yet functional layout suited for both everyday living and entertaining. The kitchen is light and airy with ample cabinet space and natural flow into the main living areas. Upstairs, the spacious attic has been finished to serve as a large bedroom or bonus room, complete with generous storage options—ideal for a private retreat, guest space, or home office. Outdoor living is equally inviting with a screened-in back porch that overlooks the yard, providing a comfortable space to relax year-round. The rear alley access offers convenient parking and added flexibility. Located just minutes from the elementary school and downtown Brewton, the property provides easy access to local shops, markets, dining, and community events. Its high-visibility setting may also present potential for alternative or commercial use, subject to buyer verification and rezoning approval. Well maintained with strong structural character, this home offers an excellent opportunity for buyers seeking classic design with room to personalize. Whether preserved in its current charm or thoughtfully updated, the property provides versatility, location, and long-term potential.

Key facts

• Finished attic
• Brick home
• Formal living room

Tags

• BRICK HOME
• FORMAL LIVING ROOM
• DEDICATED DINING ROOM
• ORIGINAL HARDWOOD FLOORS
• GRACEFUL ARCHWAYS
• FINISHED ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $42 ($509/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 $151k (20.5% below list).
• Recommended offer: $151k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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 $1k of loan paydown is wiped out by about $6k 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 114 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $150,941 (20.5% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 0.79% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (median comp): $223,200
• List price: $189,900
• Delta: -14.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-28,145
• Equity at exit: $28,315

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-21,340
• Equity at exit: $16,419

Cash invested: $53,172 (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 36426

• Home prices YoY: -1.1%
• Active inventory: 88
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $42

Break-even live

Break-even rent $1,456

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $150	-5% $96	+0% $42	+5% $-11	+10% $-65
Rent	-10% $-77	-5% $-17	+0% $42	+5% $102	+10% $162
Rate	-1.0pp $138	-0.5pp $91	base $42	+0.5pp $-7	+1.0pp $-57

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $189,900 Active 114 DOM
2. 2026-06-19
   days on market $189,900 Active 112 DOM
3. 2026-06-18
   days on market $189,900 Active 111 DOM
4. 2026-06-17
   days on market $189,900 Active 110 DOM
5. 2026-06-16
   days on market $189,900 Active 109 DOM
6. 2026-06-15
   days on market $189,900 Active 108 DOM
7. 2026-06-14
   days on market $189,900 Active 106 DOM
8. 2026-06-12
   statusdays on market $189,900 Active 105 DOM
9. 2026-06-09
   days on market $189,900 Contingent 102 DOM
10. 2026-06-08
    days on market $189,900 Contingent 101 DOM
11. 2026-06-07
    days on market $189,900 Contingent 100 DOM
12. 2026-06-07
    statusdays on market $189,900 Contingent 99 DOM
13. 2026-06-04
    days on market $189,900 Active 96 DOM
14. 2026-06-02
    days on market $189,900 Active 95 DOM
15. 2026-06-01
    days on market $189,900 Active 94 DOM
16. 2026-05-31
    days on market $189,900 Active 93 DOM
17. 2026-05-31
    days on market $189,900 Active 92 DOM
18. 2026-04-24
    price $195,000 1530-char remark

    Show marketing remark (1530 chars)

    Classic 1936 brick home offering timeless character, flexible living space, and excellent location. Inside, you’ll find a formal living room and dedicated dining room, both featuring tall ceilings and original hardwood floors that reflect the craftsmanship of the era. Architectural details, including graceful archways and defined rooms, create a traditional yet functional layout suited for both everyday living and entertaining. The kitchen is light and airy with ample cabinet space and natural flow into the main living areas. Upstairs, the spacious attic has been finished to serve as a large bedroom or bonus room, complete with generous storage options—ideal for a private retreat, guest space, or home office. Outdoor living is equally inviting with a screened-in back porch that overlooks the yard, providing a comfortable space to relax year-round. The rear alley access offers convenient parking and added flexibility. Located just minutes from the elementary school and downtown Brewton, the property provides easy access to local shops, markets, dining, and community events. Its high-visibility setting may also present potential for alternative or commercial use, subject to buyer verification and rezoning approval. Well maintained with strong structural character, this home offers an excellent opportunity for buyers seeking classic design with room to personalize. Whether preserved in its current charm or thoughtfully updated, the property provides versatility, location, and long-term potential.

19. 2026-04-03
    price $204,900 1530-char remark

    Show marketing remark (1530 chars)

    Classic 1936 brick home offering timeless character, flexible living space, and excellent location. Inside, you’ll find a formal living room and dedicated dining room, both featuring tall ceilings and original hardwood floors that reflect the craftsmanship of the era. Architectural details, including graceful archways and defined rooms, create a traditional yet functional layout suited for both everyday living and entertaining. The kitchen is light and airy with ample cabinet space and natural flow into the main living areas. Upstairs, the spacious attic has been finished to serve as a large bedroom or bonus room, complete with generous storage options—ideal for a private retreat, guest space, or home office. Outdoor living is equally inviting with a screened-in back porch that overlooks the yard, providing a comfortable space to relax year-round. The rear alley access offers convenient parking and added flexibility. Located just minutes from the elementary school and downtown Brewton, the property provides easy access to local shops, markets, dining, and community events. Its high-visibility setting may also present potential for alternative or commercial use, subject to buyer verification and rezoning approval. Well maintained with strong structural character, this home offers an excellent opportunity for buyers seeking classic design with room to personalize. Whether preserved in its current charm or thoughtfully updated, the property provides versatility, location, and long-term potential.

20. 2026-02-27
    listed $215,000 Active 1530-char remark

    Show marketing remark (1530 chars)

    Classic 1936 brick home offering timeless character, flexible living space, and excellent location. Inside, you’ll find a formal living room and dedicated dining room, both featuring tall ceilings and original hardwood floors that reflect the craftsmanship of the era. Architectural details, including graceful archways and defined rooms, create a traditional yet functional layout suited for both everyday living and entertaining. The kitchen is light and airy with ample cabinet space and natural flow into the main living areas. Upstairs, the spacious attic has been finished to serve as a large bedroom or bonus room, complete with generous storage options—ideal for a private retreat, guest space, or home office. Outdoor living is equally inviting with a screened-in back porch that overlooks the yard, providing a comfortable space to relax year-round. The rear alley access offers convenient parking and added flexibility. Located just minutes from the elementary school and downtown Brewton, the property provides easy access to local shops, markets, dining, and community events. Its high-visibility setting may also present potential for alternative or commercial use, subject to buyer verification and rezoning approval. Well maintained with strong structural character, this home offers an excellent opportunity for buyers seeking classic design with room to personalize. Whether preserved in its current charm or thoughtfully updated, the property provides versatility, location, and long-term potential.

21. 2024-08-26
    soldstatus $134,000 Closed 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

22. 2024-08-26
    soldstatus $134,000

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

23. 2024-08-14
    status Pending 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

24. 2024-08-08
    price $129,000 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

25. 2024-07-11
    status Active 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

26. 2024-07-01
    status Pending 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

27. 2024-05-01
    price $195,000 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

28. 2024-01-10
    status Active 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

29. 2023-12-19
    status Pending 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

30. 2023-11-30
    price $239,000 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

31. 2023-10-24
    price $249,000 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

32. 2023-09-21
    listed $265,000 Active 483-char remark

    Show marketing remark (483 chars)

    One of a kind unique traditional home within walking distance of Midtown Brewton. This 3 bedroom, 2.5 bath home is ready for a new owner to enjoy. Formal living room and dining room, sunroom, office with built-ins, kitchen complete with all appliances and built in pantry, and a breakfast area. Den with built-ins and electric logs and separate office. Screen porch for all your entertaining. Separate workshop, storage building. Buyer to verify all information during due diligence.

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $900 · $75/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 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: $18,113
• − Mortgage interest: −$10,637
• − Property taxes: −$900
• − Insurance: −$950
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$5,524
• Taxable loss: −$2,796
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $1,181/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

-26.4% since first listed

15 events — show timeline

• 2026-04-24 Price Changed $195,000 PARMLS
• 2026-04-03 Price Changed $204,900 PARMLS
• 2026-02-27 Listed $215,000 PARMLS
• 2024-08-26 Sold (Public Records) $134,000 Public Records
• 2024-08-26 Sold (MLS) $134,000 BCAR
• 2024-08-14 Pending — BCAR
• 2024-08-08 Price Changed $129,000 BCAR
• 2024-07-11 Relisted — BCAR
• 2024-07-01 Pending — BCAR
• 2024-05-01 Price Changed $195,000 BCAR
• 2024-01-10 Relisted — BCAR
• 2023-12-19 Pending — BCAR
• 2023-11-30 Price Changed $239,000 BCAR
• 2023-10-24 Price Changed $249,000 BCAR
• 2023-09-21 Listed $265,000 BCAR

Property tax history

+3.0%/yr

Latest (2024): $900 · +0.0% YoY. Source: county tax records.