535 NW 25th St · Fayette, AL 35555

$149,500

2 bd · 1.0 ba · 2,703 sqft · SingleFamily public records · 240 Days on market

Built 1970 1.56 ac lot $55/sqft · 61% below area Est $194k · 23% under ↓ 3% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

Key facts

• Concrete safe room
• Large lot
• Sunny garden area

Tags

• LARGE LOT
• RENOVATED MAIN HOME
• ATTACHED COTTAGE
• ADDITIONAL SHOP BUILDING
• CONCRETE SAFE ROOM
• SUNNY GARDEN AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (27.8% below list).
• Recommended offer: $108k (27.8% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,011 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

• ARV (median comp): $193,571
• List price: $149,500
• Delta: -22.77%
• 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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-30,114
• Equity at exit: $22,291

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-33,911
• Equity at exit: $12,926

Cash invested: $41,860 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-92

Break-even live

Break-even rent $1,196

Max offer price $133,271

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-50	+0% $-92	+5% $-134	+10% $-176
Rent	-10% $-177	-5% $-135	+0% $-92	+5% $-49	+10% $-7
Rate	-1.0pp $-17	-0.5pp $-54	base $-92	+0.5pp $-131	+1.0pp $-170

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $149,500 Active 240 DOM
2. 2026-06-19
   days on market $149,500 Active 238 DOM
3. 2026-06-18
   days on market $149,500 Active 237 DOM
4. 2026-06-17
   days on market $149,500 Active 236 DOM
5. 2026-06-16
   days on market $149,500 Active 235 DOM
6. 2026-06-15
   days on market $149,500 Active 234 DOM
7. 2026-06-14
   days on market $149,500 Active 232 DOM
8. 2026-06-12
   pricedays on market $149,500 Active 231 DOM
9. 2026-06-09
   days on market $152,500 Active 228 DOM
10. 2026-06-08
    days on market $152,500 Active 227 DOM
11. 2026-06-07
    days on market $152,500 Active 226 DOM
12. 2026-06-07
    days on market $152,500 Active 225 DOM
13. 2026-06-04
    days on market $152,500 Active 222 DOM
14. 2026-06-02
    days on market $152,500 Active 221 DOM
15. 2026-06-01
    days on market $152,500 Active 220 DOM
16. 2026-05-31
    days on market $152,500 Active 219 DOM
17. 2026-05-31
    days on market $152,500 Active 218 DOM
18. 2026-03-30
    price $155,000 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

19. 2026-03-30
    price $160,000 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

20. 2026-03-30
    price $15,500 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

21. 2026-03-07
    price $160,000 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

22. 2026-02-19
    price $165,000 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

23. 2026-02-12
    status Active 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

24. 2026-02-04
    historical Active Under Contract 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

25. 2025-12-16
    status Active 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

26. 2025-12-16
    price $170,000 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

27. 2025-09-29
    historical 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

28. 2025-09-07
    price $150,000 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

29. 2025-08-07
    listed $160,000 Active 631-char remark

    Show marketing remark (631 chars)

    Home Warranty for an entire year! House with additional lot in Haughton Acres! 2bd 1ba brick home has new kitchen appliances, new flooring and new HVAC. The remodel has been started on the additional 2bd 2ba guest house with new kitchen appliances and new carpet. A shop with water/power and a concrete safe room are also on property. You can even build a house on the extra lot or sell it! Guest house could be a beautiful mother-in-law cottage or an excellent investment opportunity for nursing student housing-it's just 1 minute from the Bevill State Community College! Guest house has a 5 year old septic tank and field lines.

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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 · 19 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: $12,961
• − Mortgage interest: −$8,374
• − Property taxes: −$1,187
• − Insurance: −$748
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$4,349
• Taxable loss: −$3,770
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $-198/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

-3.1% since first listed

12 events — show timeline

• 2026-03-30 Price Changed $155,000 Walker County Area MLS
• 2026-03-30 Price Changed $160,000 Walker County Area MLS
• 2026-03-30 Price Changed $15,500 Walker County Area MLS
• 2026-03-07 Price Changed $160,000 Walker County Area MLS
• 2026-02-19 Price Changed $165,000 Walker County Area MLS
• 2026-02-12 Relisted — Walker County Area MLS
• 2026-02-04 Contingent — Walker County Area MLS
• 2025-12-16 Relisted — Walker County Area MLS
• 2025-12-16 Price Changed $170,000 Walker County Area MLS
• 2025-09-29 Delisted — Walker County Area MLS
• 2025-09-07 Price Changed $150,000 Walker County Area MLS
• 2025-08-07 Listed $160,000 Walker County Area MLS

Property tax history

+72.8%/yr

Latest (2025): $1,187 · +5.2% YoY. Source: county tax records.