125 10th St NW · Fayette, AL 35555

$57,900

2 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 211 Days on market

Built 1929 0.50 ac lot ↓ 8% 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

Investor Special – Tenant in Place! This 2-bedroom, 1-bath home offers a spacious layout including a living room, dining room, kitchen, large laundry room, and a generous front porch. Situated on an 82' x 256' lot, the property is currently tenant-occupied, with the renter expressing interest in staying. With fresh paint and a little TLC, this home has great potential. Great for investors looking to expand their portfolio or take the first step into real estate investing. Property may be purchased individually or bundled with the neighboring home—also occupied by a long-term tenant who wishes to remain. Don’t miss this opportunity to purchase two income-producing properti

Key facts

• Generous front porch
• Fresh paint
• Large laundry room

Tags

• SPACIOUS LAYOUT
• LARGE LAUNDRY ROOM
• GENEROUS FRONT PORCH
• FRESH PAINT

Property features AI

Exterior

• Parking: Detached garage; Concrete driveway
• Utilities: Sewer connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Composition/metal/shingle roof
• Exterior features: Covered porch; Level lot; Paved road access

Interior

• Kitchen: Water heater listed among appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: See remarks; No fireplace
• Laundry & utility: Laundry room; Crawl space basement

🏷️ Possibly a rental listed for sale. The $57,900 price doesn't fit this home's estimated sale value (~$132,252) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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: 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 $400 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $50,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1929 — 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: 1.93% ✓
• Cap rate: 17.22%
• Cash-on-cash: 39.04%
• DSCR: 2.74
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $132,252
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 NW 3rd St	0.59mi	2/1.0	1,272 (-1%)	7mo	$119,000	$94	65
332 5th St NE	0.50mi	2/2.0	1,280 (-0%)	11mo	$132,000	$103	63
932 3rd Ave NE	0.27mi	2/2.0	1,128 (-12%)	18mo	$10,000	$9	48
522 NE 6th St	0.51mi	3/1.0 (+1)	1,450 (+13%)	5mo	$100,000	$69	46
329 NW 14th St	0.64mi	3/1.0 (+1)	1,125 (-12%)	17mo	$122,900	$109	31
342 NE 5th St	0.52mi	3/1.0 (+1)	1,092 (-15%)	21mo	$138,900	$127	29

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: 35.2%
• Equity multiple: 2.49×
• Total profit: $24,197
• Equity at exit: $8,633

10-year hold

• IRR: 42.0%
• Equity multiple: 4.96×
• Total profit: $64,277
• Equity at exit: $5,006

Cash invested: $16,212 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $527

Break-even live

Break-even rent $448

Max offer price $57,900

Occupancy floor 48%

Sensitivity live

Price	-10% $560	-5% $544	+0% $527	+5% $511	+10% $495
Rent	-10% $439	-5% $483	+0% $527	+5% $571	+10% $616
Rate	-1.0pp $557	-0.5pp $542	base $527	+0.5pp $512	+1.0pp $497

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $57,900 Active 211 DOM
2. 2026-06-19
   days on market $57,900 Active 209 DOM
3. 2026-06-18
   days on market $57,900 Active 208 DOM
4. 2026-06-17
   days on market $57,900 Active 207 DOM
5. 2026-06-16
   days on market $57,900 Active 206 DOM
6. 2026-06-15
   days on market $57,900 Active 205 DOM
7. 2026-06-14
   days on market $57,900 Active 203 DOM
8. 2026-06-12
   days on market $57,900 Active 202 DOM
9. 2026-06-09
   days on market $57,900 Active 199 DOM
10. 2026-06-08
    days on market $57,900 Active 198 DOM
11. 2026-06-07
    days on market $57,900 Active 197 DOM
12. 2026-06-07
    days on market $57,900 Active 196 DOM
13. 2026-06-04
    days on market $57,900 Active 193 DOM
14. 2026-06-02
    days on market $57,900 Active 192 DOM
15. 2026-06-01
    days on market $57,900 Active 191 DOM
16. 2026-05-31
    days on market $57,900 Active 190 DOM
17. 2026-05-31
    days on market $57,900 Active 189 DOM
18. 2026-05-22
    price $57,900
19. 2026-05-22
    status Active
20. 2025-10-01
    listed $62,900 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: $315 · $26/mo
• Projected year-2 tax: $315 · $26/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: $13,388
• − Mortgage interest: −$3,243
• − Property taxes: −$315
• − Insurance: −$290
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,684
• Taxable income: $5,714
• Est. tax owed @ 24.0%: −$1,371
• After-tax cash flow: $4,957/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

-7.9% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $57,900 WAMLS
• 2026-05-22 Relisted — WAMLS
• 2025-10-01 Listed $62,900 WAMLS

Property tax history

+4.7%/yr

Latest (2025): $315 · +0.0% YoY. Source: county tax records.