604 Forrest Ave · East Brewton, AL 36426

$149,900

3 bd · 1.0 ba · 1,478 sqft · SingleFamily public records · 107 Days on market

Built 1934 1.00 ac lot $101/sqft · 20% above area Est $125k · 20% over

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Why this score? — see what drove the C- 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +4.9/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

NEW PHOTOS!! Some homes just feel welcoming the moment you arrive, and this one is exactly that. As you pull into the drive, the wide front porch and classic porch swing immediately set the tone - the kind of place where mornings start with coffee and evenings end with quiet conversations while the sun goes down. Inside, the 3 bedroom, 2 bath home offers 1,478 square feet of warm and inviting space. The living room features beautiful hardwood floors, tall ceilings, and a cozy fireplace that naturally becomes the heart of the home. The kitchen is bright and full of character with white cabinetry, open shelving, and a center island perfect for everyday meals or gathering with friends and family. Step outside and you'll find one of the best features of this property - a full acre of peaceful outdoor space surrounded by mature trees. The patio area creates the perfect place for grilling, relaxing, or enjoying a quiet evening under the trees. Whether you're swinging on the porch, entertaining in the backyard, or appreciating the charm inside, this home offers the perfect balance of privacy and charm. Buyer to verify all information during due diligence.

Key facts

• Wide front porch
• Cozy fireplace
• Hardwood floors

Tags

• WIDE FRONT PORCH
• HARDWOOD FLOORS
• COZY FIREPLACE
• WHITE CABINETRY
• OPEN SHELVING
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (0.6% below list).
• Recommended offer: $136k (9.0% 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: 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 $1k of loan paydown is wiped out by about $4k 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

• It's been on market 107 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $150k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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: 0.99% ✗
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (median comp): $124,990
• List price: $149,900
• Delta: 19.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Roosevelt St	0.33mi	3/2.0	1,500 (+2%)	6mo	$174,900	$117	73
505 Gillis St	0.23mi	3/2.0	1,536 (+4%)	22mo	$101,000	$66	60
107 Mayo St	0.18mi	2/1.0 (-1)	1,320 (-11%)	15mo	$68,000	$52	56
147 Mayo St	0.41mi	2/2.0 (-1)	1,550 (+5%)	23mo	$172,000	$111	45
101 Terry Ave	0.66mi	3/1.5	1,301 (-12%)	8mo	$179,900	$138	40
110 Liles	0.46mi	3/2.0	1,294 (-12%)	22mo	$115,000	$89	36
119 Duncan St	0.71mi	3/1.5	1,673 (+13%)	13mo	$77,000	$46	32

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,356
• Equity at exit: $22,351

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $19,510
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $298

Break-even live

Break-even rent $1,112

Max offer price $149,900

Occupancy floor 75%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $149,900 Active 107 DOM
2. 2026-06-18
   days on market $149,900 Active 106 DOM
3. 2026-06-17
   days on market $149,900 Active 105 DOM
4. 2026-06-16
   days on market $149,900 Active 104 DOM
5. 2026-06-15
   days on market $149,900 Active 103 DOM
6. 2026-06-14
   pricedays on market $149,900 Active 101 DOM
7. 2026-06-12
   days on market $164,900 Active 100 DOM
8. 2026-06-09
   days on market $164,900 Active 97 DOM
9. 2026-06-08
   days on market $164,900 Active 96 DOM
10. 2026-06-07
    days on market $164,900 Active 95 DOM
11. 2026-06-04
    days on market $164,900 Active 91 DOM
12. 2026-06-02
    days on market $164,900 Active 90 DOM
13. 2026-06-01
    days on market $164,900 Active 89 DOM
14. 2026-05-31
    days on market $164,900 Active 88 DOM
15. 2026-05-31
    days on market $164,900 Active 87 DOM
16. 2026-03-30
    price $164,900 1166-char remark

    Show marketing remark (1166 chars)

    NEW PHOTOS!! Some homes just feel welcoming the moment you arrive, and this one is exactly that. As you pull into the drive, the wide front porch and classic porch swing immediately set the tone - the kind of place where mornings start with coffee and evenings end with quiet conversations while the sun goes down. Inside, the 3 bedroom, 2 bath home offers 1,478 square feet of warm and inviting space. The living room features beautiful hardwood floors, tall ceilings, and a cozy fireplace that naturally becomes the heart of the home. The kitchen is bright and full of character with white cabinetry, open shelving, and a center island perfect for everyday meals or gathering with friends and family. Step outside and you'll find one of the best features of this property - a full acre of peaceful outdoor space surrounded by mature trees. The patio area creates the perfect place for grilling, relaxing, or enjoying a quiet evening under the trees. Whether you're swinging on the porch, entertaining in the backyard, or appreciating the charm inside, this home offers the perfect balance of privacy and charm. Buyer to verify all information during due diligence.

17. 2026-03-04
    listed $169,900 Active 1166-char remark

    Show marketing remark (1166 chars)

    NEW PHOTOS!! Some homes just feel welcoming the moment you arrive, and this one is exactly that. As you pull into the drive, the wide front porch and classic porch swing immediately set the tone - the kind of place where mornings start with coffee and evenings end with quiet conversations while the sun goes down. Inside, the 3 bedroom, 2 bath home offers 1,478 square feet of warm and inviting space. The living room features beautiful hardwood floors, tall ceilings, and a cozy fireplace that naturally becomes the heart of the home. The kitchen is bright and full of character with white cabinetry, open shelving, and a center island perfect for everyday meals or gathering with friends and family. Step outside and you'll find one of the best features of this property - a full acre of peaceful outdoor space surrounded by mature trees. The patio area creates the perfect place for grilling, relaxing, or enjoying a quiet evening under the trees. Whether you're swinging on the porch, entertaining in the backyard, or appreciating the charm inside, this home offers the perfect balance of privacy and charm. Buyer to verify all information during due diligence.

18. 2021-03-11
    soldstatus $85,000 227-char remark

    Show marketing remark (227 chars)

    Great opportunity for investment or a family home! This house is full of character and possibilities!! 3 bedrooms, 2 baths, separate dining room, and a family room with a fireplace! Conveniently located near W. S. Neal Schools!

19. 2021-03-05
    soldstatus $85,000
20. 2021-01-22
    listed $89,000 227-char remark

    Show marketing remark (227 chars)

    Great opportunity for investment or a family home! This house is full of character and possibilities!! 3 bedrooms, 2 baths, separate dining room, and a family room with a fireplace! Conveniently located near W. S. Neal Schools!

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$256/yr (+$21/mo · 71.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 20 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: $17,877
• − Mortgage interest: −$8,397
• − Property taxes: −$359
• − Insurance: −$750
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$4,361
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $3,305/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

+85.3% since first listed

5 events — show timeline

• 2026-03-30 Price Changed $164,900 BCAR
• 2026-03-04 Listed $169,900 BCAR
• 2021-03-11 Sold (MLS) $85,000 BCAR
• 2021-03-05 Sold (Public Records) $85,000 Public Records
• 2021-01-22 Listed $89,000 BCAR

Property tax history

-3.9%/yr

Latest (2025): $359 · +0.0% YoY. Source: county tax records.