122 14th Street St NW · Fayette, AL 35555

$115,000

3 bd · 2.0 ba · 1,432 sqft · SingleFamily public records · 50 Days on market

Built 1946 0.88 ac lot $80/sqft · 17% below area Est $139k · 17% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• 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

Located in the heart of Fayette, minutes from the school, this 3 bed 2 bath brick home would make someone the perfect starter home. It is very well constructed and has some updates on the inside. It also has a new metal roof and recent work on the A/C and plumbing. One of the sellers is a licensed real estate agent.

Key facts

• New metal roof
• Recent work on a/c
• 0.88 acre lot

Tags

• NEW METAL ROOF
• RECENT WORK ON A/C
• RECENT WORK ON PLUMBING

Property features AI

Finance

• Other: Located in the Harkins subdivision

Exterior

• Parking: Concrete driveway
• Utilities: Public water
• Home design: Single-family residence; One level
• Construction: Brick construction; Metal roof
• Exterior features: Paved road access

Interior

• Kitchen: Electric water heater; Water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Breakfast bar; Kitchen island
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1946 — 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. 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: 1.12% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $139,138
• List price: $115,000
• Delta: -17.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 NW 15 Th St	0.08mi	3/2.0	1,500 (+5%)	12mo	$99,500	$66	78
1438 Temple Ave	0.12mi	3/1.5	1,512 (+6%)	13mo	$135,000	$89	72
320 Pineview Dr NW	0.49mi	3/2.0	1,599 (+12%)	5mo	$192,000	$120	54
164 17 Th St NW	0.42mi	3/2.0	1,628 (+14%)	20mo	$119,900	$74	41
202 NW 10th Ln	0.53mi	2/1.0 (-1)	1,560 (+9%)	12mo	$115,000	$74	41
154 20th Street St NW	0.59mi	2/2.0 (-1)	1,248 (-13%)	9mo	$173,500	$139	39

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,037
• Equity at exit: $17,147

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $26,137
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $309

Break-even live

Break-even rent $895

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $375	-5% $342	+0% $309	+5% $277	+10% $244
Rent	-10% $208	-5% $259	+0% $309	+5% $360	+10% $411
Rate	-1.0pp $367	-0.5pp $339	base $309	+0.5pp $280	+1.0pp $249

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $115,000 Active 50 DOM
2. 2026-06-18
   days on market $115,000 Active 49 DOM
3. 2026-06-17
   days on market $115,000 Active 48 DOM
4. 2026-06-16
   days on market $115,000 Active 47 DOM
5. 2026-06-15
   days on market $115,000 Active 46 DOM
6. 2026-06-14
   days on market $115,000 Active 44 DOM
7. 2026-06-12
   days on market $115,000 Active 43 DOM
8. 2026-06-09
   days on market $115,000 Active 40 DOM
9. 2026-06-08
   days on market $115,000 Active 39 DOM
10. 2026-06-07
    days on market $115,000 Active 38 DOM
11. 2026-06-07
    days on market $115,000 Active 37 DOM
12. 2026-06-04
    days on market $115,000 Active 34 DOM
13. 2026-06-02
    days on market $115,000 Active 33 DOM
14. 2026-06-01
    days on market $115,000 Active 32 DOM
15. 2026-05-31
    days on market $115,000 Active 31 DOM
16. 2026-05-31
    days on market $115,000 Active 30 DOM
17. 2026-04-29
    listed $119,900 Active 317-char remark
18. 2024-08-13
    price $110,000
19. 2024-07-25
    price $125,000
20. 2024-07-14
    price $135,000
21. 2024-07-10
    listed $165,000 Active
22. 2024-06-26
    soldstatus $300,000
23. 2004-03-10
    soldstatus $76,720

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $669 · $56/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: $15,435
• − Mortgage interest: −$6,442
• − Property taxes: −$669
• − Insurance: −$575
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,345
• Taxable income: $1,934
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $3,249/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

+49.9% since first listed

8 events — show timeline

• 2026-05-26 Price Changed $115,000 WAMLS
• 2026-04-29 Listed $119,900 WAMLS
• 2024-08-13 Price Changed $110,000 WAMLS
• 2024-07-25 Price Changed $125,000 WAMLS
• 2024-07-14 Price Changed $135,000 WAMLS
• 2024-07-10 Listed $165,000 WAMLS
• 2024-06-26 Sold (Public Records) $300,000 Public Records
• 2004-03-10 Sold (Public Records) $76,720 Public Records

Property tax history

+5.2%/yr

Latest (2025): $669 · +5.3% YoY. Source: county tax records.