402 Temple Ave S · Fayette, AL 35555

$34,900

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 269 Days on market

Built 1920 4,200 sqft lot $40/sqft · 57% below area ↓ 30% 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 MLS

This charming home is brimming with potential and just needs a little TLC to truly shine! Offering 876 sq. ft. of living space, it features 2 bedrooms, 1 bath, a dining room, kitchen, and living room. Cozy up with a brick gas wall heater and during the summer enjoy the comfort of three window unit ACs and ceiling fans throughout. Outside, the vinyl siding exterior enhances durability and curb appeal, while the covered front porch invites relaxation. Situated on a nice, level lot, this property provides the perfect foundation for customization and updates. With a little care, this home can be transformed into something truly special! Ready to make it yours?

Key facts

• Covered front porch
• Level lot
• 4,200 sq ft lot

Tags

• BRICK GAS WALL HEATER
• VINYL SIDING EXTERIOR
• COVERED FRONT PORCH
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.0% 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: schools D, health & safety D, amenities 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.
• Market conditions: 61 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 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 1920 — 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: 2.48% ✓
• Cap rate: 22.00%
• Cash-on-cash: 56.11%
• DSCR: 3.50
• GRM: 3.4

CMA / ARV

• ARV (median comp): $81,027
• List price: $34,900
• Delta: -56.93%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Temple Ave S	0.00mi	2/1.0	876 (0%)	1mo	$30,000	$34	100
131 4th St SW	0.09mi	2/1.0	816 (-7%)	2mo	$18,000	$22	82
358 10th St SW	0.40mi	3/1.0 (+1)	960 (+10%)	4mo	$95,000	$99	57
322 SW 8th St	0.31mi	3/1.0 (+1)	1,000 (+14%)	10mo	$120,000	$120	49
216 11th ST St SW	0.51mi	2/1.0	936 (+7%)	24mo	$89,900	$96	45
622 2nd Ave NE	0.68mi	2/1.0	1,004 (+15%)	6mo	$80,000	$80	39

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: 54.5%
• Equity multiple: 3.40×
• Total profit: $23,450
• Equity at exit: $5,204

10-year hold

• IRR: 59.6%
• Equity multiple: 6.93×
• Total profit: $57,910
• Equity at exit: $3,018

Cash invested: $9,772 (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: 3.4×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $457

Break-even live

Break-even rent $287

Max offer price $34,900

Occupancy floor 42%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-14
   status Pending 664-char remark

   Show marketing remark (664 chars)

   This charming home is brimming with potential and just needs a little TLC to truly shine! Offering 876 sq. ft. of living space, it features 2 bedrooms, 1 bath, a dining room, kitchen, and living room. Cozy up with a brick gas wall heater and during the summer enjoy the comfort of three window unit ACs and ceiling fans throughout. Outside, the vinyl siding exterior enhances durability and curb appeal, while the covered front porch invites relaxation. Situated on a nice, level lot, this property provides the perfect foundation for customization and updates. With a little care, this home can be transformed into something truly special! Ready to make it yours?

2. 2026-05-06
   price $34,900 664-char remark

   Show marketing remark (664 chars)

   This charming home is brimming with potential and just needs a little TLC to truly shine! Offering 876 sq. ft. of living space, it features 2 bedrooms, 1 bath, a dining room, kitchen, and living room. Cozy up with a brick gas wall heater and during the summer enjoy the comfort of three window unit ACs and ceiling fans throughout. Outside, the vinyl siding exterior enhances durability and curb appeal, while the covered front porch invites relaxation. Situated on a nice, level lot, this property provides the perfect foundation for customization and updates. With a little care, this home can be transformed into something truly special! Ready to make it yours?

3. 2026-03-17
   status Active 664-char remark

   Show marketing remark (664 chars)

   This charming home is brimming with potential and just needs a little TLC to truly shine! Offering 876 sq. ft. of living space, it features 2 bedrooms, 1 bath, a dining room, kitchen, and living room. Cozy up with a brick gas wall heater and during the summer enjoy the comfort of three window unit ACs and ceiling fans throughout. Outside, the vinyl siding exterior enhances durability and curb appeal, while the covered front porch invites relaxation. Situated on a nice, level lot, this property provides the perfect foundation for customization and updates. With a little care, this home can be transformed into something truly special! Ready to make it yours?

4. 2026-01-30
   status Pending 664-char remark

   Show marketing remark (664 chars)

   This charming home is brimming with potential and just needs a little TLC to truly shine! Offering 876 sq. ft. of living space, it features 2 bedrooms, 1 bath, a dining room, kitchen, and living room. Cozy up with a brick gas wall heater and during the summer enjoy the comfort of three window unit ACs and ceiling fans throughout. Outside, the vinyl siding exterior enhances durability and curb appeal, while the covered front porch invites relaxation. Situated on a nice, level lot, this property provides the perfect foundation for customization and updates. With a little care, this home can be transformed into something truly special! Ready to make it yours?

5. 2026-01-05
   price $39,900 664-char remark

   Show marketing remark (664 chars)

   This charming home is brimming with potential and just needs a little TLC to truly shine! Offering 876 sq. ft. of living space, it features 2 bedrooms, 1 bath, a dining room, kitchen, and living room. Cozy up with a brick gas wall heater and during the summer enjoy the comfort of three window unit ACs and ceiling fans throughout. Outside, the vinyl siding exterior enhances durability and curb appeal, while the covered front porch invites relaxation. Situated on a nice, level lot, this property provides the perfect foundation for customization and updates. With a little care, this home can be transformed into something truly special! Ready to make it yours?

6. 2026-01-02
   status Active 664-char remark

   Show marketing remark (664 chars)

   This charming home is brimming with potential and just needs a little TLC to truly shine! Offering 876 sq. ft. of living space, it features 2 bedrooms, 1 bath, a dining room, kitchen, and living room. Cozy up with a brick gas wall heater and during the summer enjoy the comfort of three window unit ACs and ceiling fans throughout. Outside, the vinyl siding exterior enhances durability and curb appeal, while the covered front porch invites relaxation. Situated on a nice, level lot, this property provides the perfect foundation for customization and updates. With a little care, this home can be transformed into something truly special! Ready to make it yours?

7. 2025-11-12
   price $44,900 664-char remark

   Show marketing remark (664 chars)

   This charming home is brimming with potential and just needs a little TLC to truly shine! Offering 876 sq. ft. of living space, it features 2 bedrooms, 1 bath, a dining room, kitchen, and living room. Cozy up with a brick gas wall heater and during the summer enjoy the comfort of three window unit ACs and ceiling fans throughout. Outside, the vinyl siding exterior enhances durability and curb appeal, while the covered front porch invites relaxation. Situated on a nice, level lot, this property provides the perfect foundation for customization and updates. With a little care, this home can be transformed into something truly special! Ready to make it yours?

8. 2025-05-14
   listed $49,900 Active 664-char remark

   Show marketing remark (664 chars)

   This charming home is brimming with potential and just needs a little TLC to truly shine! Offering 876 sq. ft. of living space, it features 2 bedrooms, 1 bath, a dining room, kitchen, and living room. Cozy up with a brick gas wall heater and during the summer enjoy the comfort of three window unit ACs and ceiling fans throughout. Outside, the vinyl siding exterior enhances durability and curb appeal, while the covered front porch invites relaxation. Situated on a nice, level lot, this property provides the perfect foundation for customization and updates. With a little care, this home can be transformed into something truly special! Ready to make it yours?

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $350 · $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: $10,385
• − Mortgage interest: −$1,955
• − Property taxes: −$350
• − Insurance: −$174
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$1,015
• Taxable income: $5,228
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,228/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

-30.1% since first listed

8 events — show timeline

• 2026-05-14 Pending — WAMLS
• 2026-05-06 Price Changed $34,900 WAMLS
• 2026-03-17 Relisted — WAMLS
• 2026-01-30 Pending — WAMLS
• 2026-01-05 Price Changed $39,900 WAMLS
• 2026-01-02 Relisted — WAMLS
• 2025-11-12 Price Changed $44,900 WAMLS
• 2025-05-14 Listed $49,900 WAMLS

Property tax history

+4.6%/yr

Latest (2025): $350 · +0.0% YoY. Source: county tax records.