124 10th St St NW · Fayette, AL 35555

$40,000

2 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 245 Days on market

Built 1930 0.25 ac lot $32/sqft · 63% below area ↓ 9% 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 MLS

Investor opportunity in the heart of Fayette. This home is situated on a large lot giving the family, room to enjoy outdoor activities. Home will require some work but appears to be in a condition that someone could make it a nice house.

Key facts

• 0.25 acre lot
• Built 1930
• Listed 244 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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: schools D, health & safety D, amenities 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.
• Market conditions: 61 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1930 — 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: 2.71% ✓
• Cap rate: 24.14%
• Cash-on-cash: 63.73%
• DSCR: 3.84
• GRM: 3.1

CMA / ARV

• ARV (median comp): $108,238
• List price: $40,000
• Delta: -63.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 NW 9 Th St	0.14mi	3/1.0 (+1)	1,084 (-13%)	6mo	$125,000	$115	62
202 NW 3rd St	0.63mi	2/1.0	1,272 (+2%)	7mo	$119,000	$94	61
332 5th St NE	0.52mi	2/2.0	1,280 (+3%)	11mo	$132,000	$103	57
932 3rd Ave NE	0.26mi	2/2.0	1,128 (-9%)	18mo	$10,000	$9	53
824 NE 2nd Ave	0.27mi	2/1.0	1,082 (-13%)	16mo	$75,000	$69	53
329 NW 14th St	0.60mi	3/1.0 (+1)	1,125 (-9%)	17mo	$122,900	$109	37
342 NE 5th St	0.54mi	3/1.0 (+1)	1,092 (-12%)	21mo	$138,900	$127	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: 62.8%
• Equity multiple: 3.80×
• Total profit: $31,410
• Equity at exit: $5,964

10-year hold

• IRR: 67.3%
• Equity multiple: 7.80×
• Total profit: $76,161
• Equity at exit: $3,458

Cash invested: $11,200 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $595

Break-even live

Break-even rent $330

Max offer price $40,000

Occupancy floor 40%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $40,000 Active 245 DOM
2. 2026-06-18
   days on market $40,000 Active 244 DOM
3. 2026-06-17
   days on market $40,000 Active 243 DOM
4. 2026-06-16
   days on market $40,000 Active 242 DOM
5. 2026-06-15
   days on market $40,000 Active 241 DOM
6. 2026-06-14
   days on market $40,000 Active 239 DOM
7. 2026-06-12
   days on market $40,000 Active 238 DOM
8. 2026-06-09
   days on market $40,000 Active 235 DOM
9. 2026-06-08
   days on market $40,000 Active 234 DOM
10. 2026-06-07
    days on market $40,000 Active 233 DOM
11. 2026-06-07
    days on market $40,000 Active 232 DOM
12. 2026-06-04
    remarks 300-char remark
13. 2026-06-04
    pricedays on market $40,000 Active 229 DOM
14. 2026-06-02
    days on market $50,000 Active 228 DOM
15. 2026-06-01
    days on market $50,000 Active 227 DOM
16. 2026-05-31
    days on market $50,000 Active 226 DOM
17. 2026-05-31
    days on market $50,000 Active 225 DOM
18. 2026-02-02
    price $50,000 237-char remark

    Show marketing remark (237 chars)

    Investor opportunity in the heart of Fayette. This home is situated on a large lot giving the family, room to enjoy outdoor activities. Home will require some work but appears to be in a condition that someone could make it a nice house.

19. 2026-02-02
    price $45,000 237-char remark

    Show marketing remark (237 chars)

    Investor opportunity in the heart of Fayette. This home is situated on a large lot giving the family, room to enjoy outdoor activities. Home will require some work but appears to be in a condition that someone could make it a nice house.

20. 2025-10-16
    listed $55,000 Active 237-char remark

    Show marketing remark (237 chars)

    Investor opportunity in the heart of Fayette. This home is situated on a large lot giving the family, room to enjoy outdoor activities. Home will require some work but appears to be in a condition that someone could make it a nice house.

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $408 · $34/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: $12,992
• − Mortgage interest: −$2,241
• − Property taxes: −$408
• − Insurance: −$200
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$1,164
• Taxable income: $6,900
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $5,482/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

-9.1% since first listed

3 events — show timeline

• 2026-02-02 Price Changed $50,000 WAMLS
• 2026-02-02 Price Changed $45,000 WAMLS
• 2025-10-16 Listed $55,000 WAMLS

Property tax history

+3.7%/yr

Latest (2025): $408 · +0.0% YoY. Source: county tax records.