603 E Poplar St · Atmore, AL 36502

$90,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 117 Days on market

Built 1956 0.33 ac lot $86/sqft · 31% below area Est $130k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Charming Brick HomeThis is a solid 1956 brick home offering 3 bedrooms and 1 bath, with charm and potential. Livable with opportunity for updates—ideal for buyers looking to add their own personal touches and build value. Tiled kitchen & bath; LPV flooring throughout. Front porch features a built-in retro window flower box adding curb appeal and classic character. Metal roof in place. Backyard shaded by pecan trees, along with a storage shed for added functionality. This home is tucked away on a quiet side street yet conveniently located a block from the hospital and school—it's a small-town lifestyle with conveniences nearby. Existing washer, dryer, refrigerator, and stove remain with the home- Home sold (As-Is). A great opportunity for buyers looking to make it their own or an investment. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE. Buyer to verify all information during due diligence.

Key facts

• Metal roof
• Tiled kitchen
• Quiet side street

Tags

• BRICK HOME
• TILED KITCHEN
• METAL ROOF
• BACKYARD SHADED BY PECAN TREES
• STORAGE SHED
• QUIET SIDE STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 7.4% in Atmore — 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 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $14k; list at $90k implies a 543% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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 1956 — 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 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?
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: 1.73% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.59%
• DSCR: 2.41
• GRM: 4.8

CMA / ARV

• ARV (median comp): $129,557
• List price: $90,000
• Delta: -30.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 E Oak St	0.15mi	3/1.0	1,000 (-5%)	10mo	$148,000	$148	77
611 E Poplar St	0.07mi	3/1.0	1,104 (+5%)	13mo	$115,000	$104	77
514 5th Ave	0.14mi	2/1.0 (-1)	1,092 (+4%)	12mo	$132,500	$121	72
507 E Pine St	0.28mi	2/2.0 (-1)	964 (-8%)	5mo	$150,000	$156	60
207 5th Ave	0.45mi	3/1.0	1,016 (-3%)	20mo	$139,000	$137	57
217 11th Ave	0.54mi	3/1.0	950 (-10%)	7mo	$125,000	$132	53
704 E Horner St	0.29mi	3/2.0	1,201 (+14%)	11mo	$163,000	$136	49
216 Perdido St	0.41mi	2/2.0 (-1)	1,142 (+9%)	11mo	$55,000	$48	48
311 4th Ave	0.23mi	4/1.5 (+1)	1,200 (+14%)	13mo	$129,000	$108	48
1110 1st Ave	0.50mi	2/2.0 (-1)	1,183 (+13%)	4mo	$123,000	$104	43
202 5th Ave	0.50mi	2/1.0 (-1)	1,191 (+13%)	18mo	$143,000	$120	34
205 12th Ave	0.60mi	3/2.0	1,200 (+14%)	15mo	$229,000	$191	31

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: 26.5%
• Equity multiple: 2.10×
• Total profit: $27,655
• Equity at exit: $13,419

10-year hold

• IRR: 34.1%
• Equity multiple: 4.11×
• Total profit: $78,445
• Equity at exit: $7,782

Cash invested: $25,200 (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 36502

• Home prices YoY: -23.4%
• Active inventory: 115
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $663

Break-even live

Break-even rent $719

Max offer price $90,000

Occupancy floor 52%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-16
   historical Active Under Contract 979-char remark

   Show marketing remark (979 chars)

   Charming Brick HomeThis is a solid 1956 brick home offering 3 bedrooms and 1 bath, with charm and potential. Livable with opportunity for updates—ideal for buyers looking to add their own personal touches and build value. Tiled kitchen & bath; LPV flooring throughout. Front porch features a built-in retro window flower box adding curb appeal and classic character. Metal roof in place. Backyard shaded by pecan trees, along with a storage shed for added functionality. This home is tucked away on a quiet side street yet conveniently located a block from the hospital and school—it's a small-town lifestyle with conveniences nearby. Existing washer, dryer, refrigerator, and stove remain with the home- Home sold (As-Is). A great opportunity for buyers looking to make it their own or an investment. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE. Buyer to verify all information during due diligence.

2. 2026-03-26
   price $90,000 979-char remark

   Show marketing remark (979 chars)

   Charming Brick HomeThis is a solid 1956 brick home offering 3 bedrooms and 1 bath, with charm and potential. Livable with opportunity for updates—ideal for buyers looking to add their own personal touches and build value. Tiled kitchen & bath; LPV flooring throughout. Front porch features a built-in retro window flower box adding curb appeal and classic character. Metal roof in place. Backyard shaded by pecan trees, along with a storage shed for added functionality. This home is tucked away on a quiet side street yet conveniently located a block from the hospital and school—it's a small-town lifestyle with conveniences nearby. Existing washer, dryer, refrigerator, and stove remain with the home- Home sold (As-Is). A great opportunity for buyers looking to make it their own or an investment. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE. Buyer to verify all information during due diligence.

3. 2026-03-06
   status Active 979-char remark

   Show marketing remark (979 chars)

   Charming Brick HomeThis is a solid 1956 brick home offering 3 bedrooms and 1 bath, with charm and potential. Livable with opportunity for updates—ideal for buyers looking to add their own personal touches and build value. Tiled kitchen & bath; LPV flooring throughout. Front porch features a built-in retro window flower box adding curb appeal and classic character. Metal roof in place. Backyard shaded by pecan trees, along with a storage shed for added functionality. This home is tucked away on a quiet side street yet conveniently located a block from the hospital and school—it's a small-town lifestyle with conveniences nearby. Existing washer, dryer, refrigerator, and stove remain with the home- Home sold (As-Is). A great opportunity for buyers looking to make it their own or an investment. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE. Buyer to verify all information during due diligence.

4. 2026-03-03
   historical Active Under Contract 979-char remark

   Show marketing remark (979 chars)

   Charming Brick HomeThis is a solid 1956 brick home offering 3 bedrooms and 1 bath, with charm and potential. Livable with opportunity for updates—ideal for buyers looking to add their own personal touches and build value. Tiled kitchen & bath; LPV flooring throughout. Front porch features a built-in retro window flower box adding curb appeal and classic character. Metal roof in place. Backyard shaded by pecan trees, along with a storage shed for added functionality. This home is tucked away on a quiet side street yet conveniently located a block from the hospital and school—it's a small-town lifestyle with conveniences nearby. Existing washer, dryer, refrigerator, and stove remain with the home- Home sold (As-Is). A great opportunity for buyers looking to make it their own or an investment. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE. Buyer to verify all information during due diligence.

5. 2026-01-24
   listed $94,000 Active 979-char remark

   Show marketing remark (979 chars)

   Charming Brick HomeThis is a solid 1956 brick home offering 3 bedrooms and 1 bath, with charm and potential. Livable with opportunity for updates—ideal for buyers looking to add their own personal touches and build value. Tiled kitchen & bath; LPV flooring throughout. Front porch features a built-in retro window flower box adding curb appeal and classic character. Metal roof in place. Backyard shaded by pecan trees, along with a storage shed for added functionality. This home is tucked away on a quiet side street yet conveniently located a block from the hospital and school—it's a small-town lifestyle with conveniences nearby. Existing washer, dryer, refrigerator, and stove remain with the home- Home sold (As-Is). A great opportunity for buyers looking to make it their own or an investment. ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE. Buyer to verify all information during due diligence.

6. 2019-09-18
   soldstatus $14,000 264-char remark

   Show marketing remark (264 chars)

   property has been determined to be in flood zone designation (x). dining area w access to carport. open living room and den combo. Large kitchen. Sold AS IS.. will not qualify for financing***property was built prior to 1978 and lead base paint potentially exist**

7. 2019-07-30
   listed $14,500 264-char remark

   Show marketing remark (264 chars)

   property has been determined to be in flood zone designation (x). dining area w access to carport. open living room and den combo. Large kitchen. Sold AS IS.. will not qualify for financing***property was built prior to 1978 and lead base paint potentially exist**

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $707 · $59/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 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: $18,710
• − Mortgage interest: −$5,041
• − Property taxes: −$707
• − Insurance: −$450
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$2,618
• Taxable income: $6,900
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $6,304/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

+520.7% since first listed

7 events — show timeline

• 2026-05-16 Contingent — BCAR
• 2026-03-26 Price Changed $90,000 BCAR
• 2026-03-06 Relisted — BCAR
• 2026-03-03 Contingent — BCAR
• 2026-01-24 Listed $94,000 BCAR
• 2019-09-18 Sold (MLS) $14,000 PARMLS
• 2019-07-30 Listed $14,500 PARMLS

Property tax history

+1.6%/yr

Latest (2025): $707 · +4.1% YoY. Source: county tax records.