105 Maddox St · East Brewton, AL 36426

$39,000

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 19 Days on market

Built 1950 $52/sqft · 43% below area

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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
• 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

Listing remarks MLS

Investor Special | House + Adjacent Vacant Lot | Sold Together | 105 Maddox St, East Brewton, AL 36426Attention investors and cash buyers — this is your next project. This 2-bedroom, 1-bath home with a den sits on its own lot and is being sold together with the adjacent vacant lot, giving you two parcels in one deal. The home features classic knotty pine wood-paneled walls and ceilings throughout, a covered front porch, and a detached storage shed in the back. The property is vacant, has no active electricity, and is in need of a full renovation. The adjacent lot offers additional opportunity: build a second unit, expand the footprint, or hold for future development. Mature trees and a quiet residential street add to the appeal of the location. This is a cash or hard money deal — sold strictly as-is. Seller will make no repairs. Perfect for a fix-and-flip, long-term rental, or new construction play on the extra lot. Drive by, do your due diligence, and bring your best offer. Both parcels convey together. Do not miss this opportunity to secure double the land at one price. Buyer to verify all information during due diligence.

Key facts

• Covered front porch
• Mature trees
• Garage

Tags

• DETACHED STORAGE SHED
• KNOTTY PINE WOOD-PANELED WALLS
• COVERED FRONT PORCH
• QUIET RESIDENTIAL STREET
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#174 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: schools D, amenities F, commute 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: 88 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 $270 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $38,415 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 3.08% ✓
• Cap rate: 28.10%
• Cash-on-cash: 77.87%
• DSCR: 4.46
• GRM: 2.7

CMA / ARV

• ARV (median comp): $86,723
• List price: $39,000
• Delta: -55.03%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.2%
• Equity multiple: 2.09×
• Total profit: $11,907
• Equity at exit: $5,815

10-year hold

• IRR: 34.1%
• Equity multiple: 4.17×
• Total profit: $34,567
• Equity at exit: $3,372

Cash invested: $10,920 (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: 88
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$16
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $282

Break-even live

Break-even rent $844

Max offer price $39,000

Occupancy floor 72%

Sensitivity live

Price	-10% $304	-5% $293	+0% $282	+5% $271	+10% $260
Rent	-10% $187	-5% $235	+0% $282	+5% $330	+10% $377
Rate	-1.0pp $302	-0.5pp $292	base $282	+0.5pp $272	+1.0pp $262

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending 1154-char remark

   Show marketing remark (1154 chars)

   Investor Special | House + Adjacent Vacant Lot | Sold Together | 105 Maddox St, East Brewton, AL 36426Attention investors and cash buyers — this is your next project. This 2-bedroom, 1-bath home with a den sits on its own lot and is being sold together with the adjacent vacant lot, giving you two parcels in one deal. The home features classic knotty pine wood-paneled walls and ceilings throughout, a covered front porch, and a detached storage shed in the back. The property is vacant, has no active electricity, and is in need of a full renovation. The adjacent lot offers additional opportunity: build a second unit, expand the footprint, or hold for future development. Mature trees and a quiet residential street add to the appeal of the location. This is a cash or hard money deal — sold strictly as-is. Seller will make no repairs. Perfect for a fix-and-flip, long-term rental, or new construction play on the extra lot. Drive by, do your due diligence, and bring your best offer. Both parcels convey together. Do not miss this opportunity to secure double the land at one price. Buyer to verify all information during due diligence.

2. 2026-04-16
   listed $39,000 Active 1154-char remark

   Show marketing remark (1154 chars)

   Investor Special | House + Adjacent Vacant Lot | Sold Together | 105 Maddox St, East Brewton, AL 36426Attention investors and cash buyers — this is your next project. This 2-bedroom, 1-bath home with a den sits on its own lot and is being sold together with the adjacent vacant lot, giving you two parcels in one deal. The home features classic knotty pine wood-paneled walls and ceilings throughout, a covered front porch, and a detached storage shed in the back. The property is vacant, has no active electricity, and is in need of a full renovation. The adjacent lot offers additional opportunity: build a second unit, expand the footprint, or hold for future development. Mature trees and a quiet residential street add to the appeal of the location. This is a cash or hard money deal — sold strictly as-is. Seller will make no repairs. Perfect for a fix-and-flip, long-term rental, or new construction play on the extra lot. Drive by, do your due diligence, and bring your best offer. Both parcels convey together. Do not miss this opportunity to secure double the land at one price. Buyer to verify all information during due diligence.

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $238 · $20/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 AE · 0% 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 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: $14,418
• − Mortgage interest: −$2,185
• − Property taxes: −$238
• − Insurance: −$5,314
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$1,135
• Taxable income: $3,241
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $2,607/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 — East Brewton

• Score: 63/100
• State rank: #174
• US rank: #14964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Brewton, AL
• 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

2 events — show timeline

• 2026-05-06 Pending — BCAR
• 2026-04-16 Listed $39,000 BCAR

Property tax history

+3.5%/yr

Latest (2025): $238 · +6.8% YoY. Source: county tax records.