260 White Tail Ln · Brewton, AL 36426

$69,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 3 Days on market

Built 1978 2.78 ac lot ↓ 52% since listing

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• 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
• DSCR +1.8/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Three bedroom, two bathroom manufactured home with brick veneer and on permanent foundation. Home needs major work and some mold noted. Will be a great project place. Attractive 3.04 acres with outbuildings. Visit it today. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Subject to right of redemption expiring 11/21/2026.

Key facts

• 2.78 acre lot
• Built 1978
• Listed 2 days

🔨 Auction listing. The $69,900 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $246,920 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

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 $2k of loan paydown is wiped out by about $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $69,900

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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.60% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 13.8

CMA / ARV

• ARV (median comp): $246,920
• List price: $69,900
• Delta: -71.69%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.8%
• Equity multiple: 0.16×
• Total profit: $-58,265
• Equity at exit: $36,817

10-year hold

• IRR: -20.7%
• Equity multiple: -0.08×
• Total profit: $-74,599
• Equity at exit: $21,349

Cash invested: $69,138 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$1,295
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-285

Break-even live

Break-even rent $1,847

Max offer price $196,652

Occupancy floor —

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: $61,730
• Closing costs: $7,408
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $69,900 Active 3 DOM
2. 2026-06-18
   days on market $69,900 Active 2 DOM
3. 2026-06-17
   remarks 693-char remark
4. 2026-06-17
   days on marketlisting id $69,900 Active 1 DOM
5. 2026-06-08
   days on market $69,900 Active 360 DOM
6. 2026-06-07
   days on market $69,900 Active 359 DOM
7. 2026-06-04
   days on market $69,900 Active 355 DOM
8. 2026-06-02
   days on market $69,900 Active 354 DOM
9. 2026-06-01
   days on market $69,900 Active 353 DOM
10. 2026-05-31
    days on market $69,900 Active 352 DOM
11. 2026-05-31
    days on market $69,900 Active 351 DOM
12. 2026-05-18
    price $69,900 533-char remark

    Show marketing remark (533 chars)

    Three bedroom, two bathroom manufactured home with brick veneer and on permanent foundation. Home needs major work and some mold noted. Will be a great project place. Attractive 3.04 acres with outbuildings. Visit it today. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Subject to right of redemption expiring 11/21/2026.

13. 2026-05-01
    price $81,000 533-char remark

    Show marketing remark (533 chars)

    Three bedroom, two bathroom manufactured home with brick veneer and on permanent foundation. Home needs major work and some mold noted. Will be a great project place. Attractive 3.04 acres with outbuildings. Visit it today. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Subject to right of redemption expiring 11/21/2026.

14. 2025-12-29
    price $99,500 533-char remark

    Show marketing remark (533 chars)

    Three bedroom, two bathroom manufactured home with brick veneer and on permanent foundation. Home needs major work and some mold noted. Will be a great project place. Attractive 3.04 acres with outbuildings. Visit it today. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Subject to right of redemption expiring 11/21/2026.

15. 2025-12-03
    price $109,900 533-char remark

    Show marketing remark (533 chars)

    Three bedroom, two bathroom manufactured home with brick veneer and on permanent foundation. Home needs major work and some mold noted. Will be a great project place. Attractive 3.04 acres with outbuildings. Visit it today. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Subject to right of redemption expiring 11/21/2026.

16. 2025-11-05
    price $120,600 533-char remark

    Show marketing remark (533 chars)

    Three bedroom, two bathroom manufactured home with brick veneer and on permanent foundation. Home needs major work and some mold noted. Will be a great project place. Attractive 3.04 acres with outbuildings. Visit it today. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Subject to right of redemption expiring 11/21/2026.

17. 2025-08-11
    price $132,300 533-char remark

    Show marketing remark (533 chars)

    Three bedroom, two bathroom manufactured home with brick veneer and on permanent foundation. Home needs major work and some mold noted. Will be a great project place. Attractive 3.04 acres with outbuildings. Visit it today. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Subject to right of redemption expiring 11/21/2026.

18. 2025-07-08
    price $139,650 533-char remark

    Show marketing remark (533 chars)

    Three bedroom, two bathroom manufactured home with brick veneer and on permanent foundation. Home needs major work and some mold noted. Will be a great project place. Attractive 3.04 acres with outbuildings. Visit it today. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Subject to right of redemption expiring 11/21/2026.

19. 2025-06-13
    listed $147,000 Active 533-char remark

    Show marketing remark (533 chars)

    Three bedroom, two bathroom manufactured home with brick veneer and on permanent foundation. Home needs major work and some mold noted. Will be a great project place. Attractive 3.04 acres with outbuildings. Visit it today. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Subject to right of redemption expiring 11/21/2026.

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $737 · $61/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 6/10 Major
• 🌡 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: $17,842
• − Mortgage interest: −$13,831
• − Property taxes: −$737
• − Insurance: −$1,235
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$7,183
• Taxable loss: −$7,999
• Est. tax savings @ 24.0%: +$1,920
• After-tax cash flow: $-1,495/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

-52.4% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $69,900 VMLS
• 2026-05-01 Price Changed $81,000 VMLS
• 2025-12-29 Price Changed $99,500 VMLS
• 2025-12-03 Price Changed $109,900 VMLS
• 2025-11-05 Price Changed $120,600 VMLS
• 2025-08-11 Price Changed $132,300 VMLS
• 2025-07-08 Price Changed $139,650 VMLS
• 2025-06-13 Listed $147,000 VMLS

Property tax history

+10.0%/yr

Latest (2025): $737 · +168.6% YoY. Source: county tax records.