620 N Main St · Atmore, AL 36502

$139,900

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 37 Days on market

Built 1950 0.40 ac lot $92/sqft · 83% above area ↓ 7% since listing

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTMENT OPPORTUNITY! This 1950s cottage, brimming with vintage character, is ready for a little TLC to bring out its full potential! The 3BR/2BA home is zoned B2 zoning. .. ideal for residential living or business opportunities. The 0.04 acre corner lot features 159 ft of road frontage to the busy Hwy 21!Positioned in a thriving area with access to shopping, dining, and major roadways. This property is a home with historic appeal and commercial versatility. Property is being SOLD AS IS. CASH or CONVENTIONAL LOAN ONLY Don’t miss your chance to make it yours! Buyer or Buyer's Agent to verify all information during due diligence. Buyer to verify all information during due diligence.

Key facts

• Zoned b2
• Road frontage
• Access to shopping

Tags

• INVESTMENT OPPORTUNITY
• ZONED B2
• CORNER LOT
• ROAD FRONTAGE
• ACCESS TO SHOPPING
• ACCESS TO DINING

Property features AI

Finance

• Other: Whole/full ownership
• HOA & community: No community features; No transfer fees

Exterior

• Parking: Single carport (1 covered space)
• Utilities: Public water; Public sewer; Natural gas; Central electric cooling
• Home design: One story; Resale property
• Construction: Built with asbestos and wood siding; Pillar/post/pier foundation; Metal roof; 1,528 square feet (per assessor)
• Exterior features: Less than 1 acre lot; No waterfront; Open porch; Storage

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central electric cooling
• Interior features: Living/Dining room combo; No fireplace; Open porch; Storage structure on property

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 7.4% in Atmore — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 50/100 on livability (#530 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities 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: 115 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 $967 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 37 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1950 — 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1950 — 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 F-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. 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?
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: 1.16% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $76,471
• List price: $139,900
• Delta: 82.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Carver Ave	0.50mi	4/2.5 (+1)	1,664 (+9%)	17mo	$50,000	$30	40

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,902
• Equity at exit: $20,860

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $22,996
• Equity at exit: $12,096

Cash invested: $39,172 (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 36502

• Home prices YoY: -23.4%
• Active inventory: 115
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $310

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 76%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $139,900 Active 37 DOM
2. 2026-06-18
   days on market $139,900 Active 36 DOM
3. 2026-06-17
   days on market $139,900 Active 35 DOM
4. 2026-06-16
   days on market $139,900 Active 34 DOM
5. 2026-06-15
   days on market $139,900 Active 33 DOM
6. 2026-06-14
   days on market $139,900 Active 31 DOM
7. 2026-06-12
   days on market $139,900 Active 30 DOM
8. 2026-06-09
   days on market $139,900 Active 27 DOM
9. 2026-06-08
   days on market $139,900 Active 26 DOM
10. 2026-06-07
    days on market $139,900 Active 25 DOM
11. 2026-06-04
    days on market $139,900 Active 21 DOM
12. 2026-06-02
    days on market $139,900 Active 20 DOM
13. 2026-06-01
    days on market $139,900 Active 19 DOM
14. 2026-05-31
    days on market $139,900 Active 18 DOM
15. 2026-05-31
    days on market $139,900 Active 17 DOM
16. 2026-05-13
    listed $139,900 Active 697-char remark
17. 2025-12-29
    price $139,900
18. 2025-05-07
    listed $150,000 Active
19. 2025-04-19
    historical
20. 2025-01-24
    listed $150,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,395
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,070
• Taxable income: $1,587
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $3,339/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 — Atmore

• Score: 50/100
• State rank: #530
• US rank: #25632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atmore, AL
• City population: 1,121
• Population (ZIP): 16,008

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 40% Native American 7% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% 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: ▼ -58.16%
• Current HPI: 190.1872
• 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

-6.7% since first listed

5 events — show timeline

• 2026-05-13 Listed $139,900 BCAR
• 2025-12-29 Price Changed $139,900 BCAR
• 2025-05-07 Listed $150,000 BCAR
• 2025-04-19 Listing Removed — PARMLS
• 2025-01-24 Listed $150,000 PARMLS