121 10th St NW · Fayette, AL 35555

$64,900

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 210 Days on market

Built 1947 8,712 sqft lot ↓ 7% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity – Income-Producing Property with Tenant in Place. This 3-bedroom, 1-bath home offers a spacious layout including a living room, dining room, and kitchen, plus a covered front porch and an attached 1-car garage. With fresh paint and a touch of TLC, this property has the potential to truly shine. Currently tenant-occupied, with the renter expressing interest in staying if the buyer agrees—making this a seamless transition for investors. The property may be purchased individually or bundled with the neighboring home, which also has a long-term tenant who wishes to remain. Whether you're looking to expand your portfolio or take the first step into real estate

Key facts

• Covered front porch
• Attached garage
• Spacious layout

Tags

• INCOME-PRODUCING PROPERTY
• SPACIOUS LAYOUT
• COVERED FRONT PORCH
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 car); Concrete driveway
• Utilities: Sewer connected
• Home design: Single-family residence; One level
• Construction: Frame construction; Metal roof; Crawl space foundation; Built as residential single-family
• Exterior features: Covered porch; Level lot; Paved road access

Interior

• Kitchen: Water heater included
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: See remarks; No fireplace
• Laundry & utility: Laundry on main level

🏷️ Possibly a rental listed for sale. The $64,900 price doesn't fit this home's estimated sale value (~$131,840) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 6.0% in Fayette — 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 64/100 on livability (#158 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Fayette County (rural): math 17% / reading 44% proficiency, ranked #71 of 129 in AL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fayette Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 466 students, 75% FRL); Fayette Middle School (math 14% / reading 41%, grade F, #144 of 257 statewide, top 57%, 341 students, 76% FRL); Fayette County High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 387 students, 64% FRL) — zoned schools average 72% FRL vs 50% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fayette County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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.
7. 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.
8. 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: 1.93% ✓
• Cap rate: 17.31%
• Cash-on-cash: 39.34%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $131,840
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 NW 3rd St	0.60mi	2/1.0 (-1)	1,272 (-1%)	7mo	$119,000	$94	61
332 5th St NE	0.50mi	2/2.0 (-1)	1,280 (0%)	11mo	$132,000	$103	59
522 NE 6th St	0.50mi	3/1.0	1,450 (+13%)	5mo	$100,000	$69	51
932 3rd Ave NE	0.25mi	2/2.0 (-1)	1,128 (-12%)	18mo	$10,000	$9	44
329 NW 14th St	0.63mi	3/1.0	1,125 (-12%)	17mo	$122,900	$109	36
342 NE 5th St	0.51mi	3/1.0	1,092 (-15%)	21mo	$138,900	$127	34

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: 35.6%
• Equity multiple: 2.51×
• Total profit: $27,417
• Equity at exit: $9,677

10-year hold

• IRR: 42.3%
• Equity multiple: 5.00×
• Total profit: $72,683
• Equity at exit: $5,611

Cash invested: $18,172 (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 35555

• Home prices YoY: -18.1%
• Active inventory: 61
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $596

Break-even live

Break-even rent $501

Max offer price $64,900

Occupancy floor 48%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $64,900 Active 210 DOM
2. 2026-06-18
   days on market $64,900 Active 209 DOM
3. 2026-06-17
   days on market $64,900 Active 208 DOM
4. 2026-06-16
   days on market $64,900 Active 207 DOM
5. 2026-06-15
   days on market $64,900 Active 206 DOM
6. 2026-06-14
   days on market $64,900 Active 204 DOM
7. 2026-06-12
   days on market $64,900 Active 203 DOM
8. 2026-06-09
   days on market $64,900 Active 200 DOM
9. 2026-06-08
   days on market $64,900 Active 199 DOM
10. 2026-06-07
    days on market $64,900 Active 198 DOM
11. 2026-06-07
    days on market $64,900 Active 197 DOM
12. 2026-06-04
    days on market $64,900 Active 194 DOM
13. 2026-06-02
    days on market $64,900 Active 193 DOM
14. 2026-06-01
    days on market $64,900 Active 192 DOM
15. 2026-05-31
    days on market $64,900 Active 191 DOM
16. 2026-05-31
    days on market $64,900 Active 190 DOM
17. 2026-05-22
    price $64,900
18. 2026-05-22
    status Active
19. 2025-10-01
    listed $69,900 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: $345 · $29/mo
• Projected year-2 tax: $345 · $29/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,068
• − Mortgage interest: −$3,635
• − Property taxes: −$345
• − Insurance: −$324
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$1,888
• Taxable income: $6,464
• Est. tax owed @ 24.0%: −$1,551
• After-tax cash flow: $5,598/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: Fayette County
• NCES district ID: 0101470
• Math proficiency: 17% ▼ -25.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $34,767
• Composite: 25.06/100
• National rank: #7540
• State rank: #71 of 129 in AL

Livability — Fayette

• Score: 64/100
• State rank: #158
• US rank: #14298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayette, AL
• Population (ZIP): 9,689

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 15,631 people
• By 2030: 14,975 · -4.2%
• By 2040: 13,604 · -13.0%
• By 2050: 12,302 · -21.3%
• By 2075: 9,599 · -38.6%
• By 2100: 7,282 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 19% Two or more races 3%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+72.0) · D 13.7% · R 85.7%
• 2008→2024 swing: -23.1pp toward R · 2008: -48.9pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+67.4 2016: R+65.2 2012: R+53.5 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.04%
• Current HPI: 190.5031
• 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

-7.2% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $64,900 WAMLS
• 2026-05-22 Relisted — WAMLS
• 2025-10-01 Listed $69,900 WAMLS

Property tax history

+5.4%/yr

Latest (2025): $345 · +0.0% YoY. Source: county tax records.