117 Rosemary Ave · Brewton, AL 36246

$110,000

3 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 56 Days on market

Built 1973 0.48 ac lot $103/sqft · 16% below area Est $131k · 16% under

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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 +24.0/30.0
• ARV discount +14.8/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming home located in the heart of Brewton offering a great combination of character and functionality. This property features a spacious layout with multiple living areas, a well-sized kitchen, and comfortable bedrooms. Large windows provide natural light throughout, creating a warm and inviting feel. Outside, enjoy a generous yard with room for entertaining, gardening, or relaxing. Conveniently located near local shops, schools, and dining. Whether you're looking for a primary residence or an investment opportunity, this property offers strong potential at an affordable price point.

Key facts

• Well-sized kitchen
• Generous yard
• 0.48 acre lot

Tags

• MULTIPLE LIVING AREAS
• WELL-SIZED KITCHEN
• GENEROUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 1 active listings in the ZIP; 18 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Escambia County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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: 1.05% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (median comp): $131,211
• List price: $110,000
• Delta: -16.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 Travis St	0.52mi	3/1.0	1,074 (+0%)	1mo	$7,000	$7	75
110 Oakland Cir	0.42mi	3/1.0	1,025 (-4%)	22mo	$143,500	$140	55

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: 15.4%
• Equity multiple: 1.88×
• Total profit: $26,988
• Equity at exit: $49,461

10-year hold

• IRR: 17.0%
• Equity multiple: 3.49×
• Total profit: $76,782
• Equity at exit: $76,225

Cash invested: $30,800 (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 36246

• Active inventory: 1
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $216

Break-even live

Break-even rent $883

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   status $110,000 Pending 56 DOM
2. 2026-06-17
   days on market $110,000 Active 56 DOM
3. 2026-06-16
   days on market $110,000 Active 55 DOM
4. 2026-06-15
   days on market $110,000 Active 54 DOM
5. 2026-06-14
   days on market $110,000 Active 52 DOM
6. 2026-06-12
   days on market $110,000 Active 51 DOM
7. 2026-06-09
   pricedays on market $110,000 Active 48 DOM
8. 2026-06-08
   days on market $120,000 Active 47 DOM
9. 2026-06-07
   days on market $120,000 Active 46 DOM
10. 2026-06-07
    days on market $120,000 Active 45 DOM
11. 2026-06-04
    days on market $120,000 Active 42 DOM
12. 2026-06-02
    days on market $120,000 Active 41 DOM
13. 2026-06-01
    days on market $120,000 Active 40 DOM
14. 2026-05-31
    days on market $120,000 Active 39 DOM
15. 2026-05-31
    days on market $120,000 Active 38 DOM
16. 2026-04-22
    listed $125,000 Active 594-char remark

    Show marketing remark (594 chars)

    Charming home located in the heart of Brewton offering a great combination of character and functionality. This property features a spacious layout with multiple living areas, a well-sized kitchen, and comfortable bedrooms. Large windows provide natural light throughout, creating a warm and inviting feel. Outside, enjoy a generous yard with room for entertaining, gardening, or relaxing. Conveniently located near local shops, schools, and dining. Whether you're looking for a primary residence or an investment opportunity, this property offers strong potential at an affordable price point.

17. 2025-12-27
    status Pending
18. 2025-11-19
    listed $125,000 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: $894 · $74/mo
• Projected year-2 tax: $894 · $74/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 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: $13,872
• − Mortgage interest: −$6,162
• − Property taxes: −$894
• − Insurance: −$550
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,200
• Taxable income: $846
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $2,389/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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-22 Listed $125,000 WAMLS
• 2025-12-27 Pending — BCAR
• 2025-11-19 Listed $125,000 BCAR

Property tax history

+23.4%/yr

Latest (2025): $894 · +121.8% YoY. Source: county tax records.