105 Longleaf Ln · Brewton, AL 36426

$150,000

3 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 276 Days on market

Built 1976 0.40 ac lot $81/sqft · 27% below area Est $206k · 27% under

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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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Schools +3.7/10.0
• Appreciation +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Full of Character & Potential in Brewton!This three-bedroom, two-bath home already shines with unique features—built-in bookcases in the den and foyer, a cozy wood-burning fireplace, and an open kitchen with breakfast area. With a little TLC, these details could truly stand out and make this property something special. Outside, you’ll find an in-ground pool ready for summer fun, a fenced yard, a double garage, and plenty of storage space. The bones are here, the character is undeniable—bring your vision and make it amazing!Let's go look! Buyer to verify all information during due diligence.

Key facts

• In-ground pool
• Built-in bookcases
• Fenced yard

Tags

• BUILT-IN BOOKCASES
• WOOD-BURNING FIREPLACE
• OPEN KITCHEN
• IN-GROUND POOL
• FENCED YARD
• DOUBLE GARAGE

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 $177 ($2k/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 $146k (2.7% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.7% in Brewton — 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 63/100 on livability (#185 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D+, crime F, amenities F.
• Brewton City (town): math 34% / reading 56% proficiency, ranked #20 of 129 in AL (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $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 276 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $49k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $150k implies a 466% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 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 1976 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (median comp): $205,599
• List price: $150,000
• Delta: -27.04%
• 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
114 Woodmere Dr	0.55mi	3/2.0	1,833 (-1%)	11mo	$230,000	$125	60
100 Oakland Cir	0.64mi	3/2.0	1,800 (-3%)	9mo	$85,000	$47	54
1702 Escambia Ave	0.65mi	3/2.5	1,816 (-2%)	9mo	$300,000	$165	53
2664 Sowell Rd	0.50mi	3/1.5	1,646 (-11%)	14mo	$169,000	$103	44
1610 Bonita Ave	0.69mi	4/3.0 (+1)	1,882 (+2%)	18mo	$254,300	$135	36
302 Pecan Dr	0.74mi	3/2.5	2,040 (+10%)	9mo	$260,000	$127	34

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-13,049
• Equity at exit: $22,365

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,091
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $177

Break-even live

Break-even rent $1,236

Max offer price $150,000

Occupancy floor 83%

Sensitivity live

Price	-10% $262	-5% $219	+0% $177	+5% $135	+10% $92
Rent	-10% $62	-5% $119	+0% $177	+5% $235	+10% $292
Rate	-1.0pp $253	-0.5pp $215	base $177	+0.5pp $138	+1.0pp $99

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $150,000 Active 276 DOM
2. 2026-06-19
   days on market $150,000 Active 274 DOM
3. 2026-06-18
   days on market $150,000 Active 273 DOM
4. 2026-06-17
   days on market $150,000 Active 272 DOM
5. 2026-06-16
   days on market $150,000 Active 271 DOM
6. 2026-06-15
   days on market $150,000 Active 270 DOM
7. 2026-06-14
   days on market $150,000 Active 268 DOM
8. 2026-06-12
   days on market $150,000 Active 267 DOM
9. 2026-06-09
   pricedays on market $150,000 Active 264 DOM
10. 2026-06-08
    days on market $175,000 Active 263 DOM
11. 2026-06-07
    days on market $175,000 Active 262 DOM
12. 2026-06-07
    days on market $175,000 Active 261 DOM
13. 2026-06-04
    days on market $175,000 Active 258 DOM
14. 2026-06-02
    days on market $175,000 Active 257 DOM
15. 2026-06-01
    days on market $175,000 Active 256 DOM
16. 2026-05-31
    days on market $175,000 Active 255 DOM
17. 2026-05-31
    days on market $175,000 Active 254 DOM
18. 2025-11-17
    price $175,000 622-char remark

    Show marketing remark (622 chars)

    Full of Character & Potential in Brewton!This three-bedroom, two-bath home already shines with unique features—built-in bookcases in the den and foyer, a cozy wood-burning fireplace, and an open kitchen with breakfast area. With a little TLC, these details could truly stand out and make this property something special. Outside, you’ll find an in-ground pool ready for summer fun, a fenced yard, a double garage, and plenty of storage space. The bones are here, the character is undeniable—bring your vision and make it amazing!Let's go look! Buyer to verify all information during due diligence.

19. 2025-09-18
    listed $199,000 Active 622-char remark

    Show marketing remark (622 chars)

    Full of Character & Potential in Brewton!This three-bedroom, two-bath home already shines with unique features—built-in bookcases in the den and foyer, a cozy wood-burning fireplace, and an open kitchen with breakfast area. With a little TLC, these details could truly stand out and make this property something special. Outside, you’ll find an in-ground pool ready for summer fun, a fenced yard, a double garage, and plenty of storage space. The bones are here, the character is undeniable—bring your vision and make it amazing!Let's go look! Buyer to verify all information during due diligence.

20. 2011-07-07
    soldstatus $26,500 39-char remark

    Show marketing remark (39 chars)

    "Property to be sold as is. "

21. 2011-03-02
    listed $39,900 39-char remark

    Show marketing remark (39 chars)

    "Property to be sold as is. "

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,524 · $127/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $17,516
• − Mortgage interest: −$8,402
• − Property taxes: −$1,524
• − Insurance: −$750
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$4,364
• Taxable loss: −$327
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $2,202/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: Brewton City
• NCES district ID: 0100450
• Math proficiency: 34% ▼ -24.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $34,994
• Composite: 37.12/100
• National rank: #4492
• State rank: #20 of 129 in AL

Livability — Brewton

• Score: 63/100
• State rank: #185
• US rank: #15452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: 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

+338.6% since first listed

4 events — show timeline

• 2025-11-17 Price Changed $175,000 BCAR
• 2025-09-18 Listed $199,000 BCAR
• 2011-07-07 Sold (MLS) $26,500 MAAR
• 2011-03-02 Listed $39,900 MAAR

Property tax history

+0.5%/yr

Latest (2025): $1,524 · +6.9% YoY. Source: county tax records.