77 Hill St · Atmore, AL 36502

$139,500

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 179 Days on market

Built 1940 0.30 ac lot $98/sqft · 14% below area Est $162k · 14% 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 +27.6/30.0
• ARV discount +13.7/15.0
• DSCR +9.7/10.0
• 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 MLS

Charm of Yesteryear! Convenience of Today! 1940's Era Home, all modernized, re-wired, re-plumbed, remodeled kitchen & baths, new refrigerator, other appliances/5yrs.old, Hardee Plank Siding, 8 yr.old Metal Roof, replaced windows, wrap-a-round porch, immaculately landscaped lawn w/16'x16 2-Story workshop. Great Location, Great Move-In Ready Home. Too Many Amenities To Mention. Come See This Soon!

Key facts

• Hardie board siding
• New hvac system
• Proximity to beaches

Tags

• NEW HVAC SYSTEM
• UPDATED WIRING AND PLUMBING
• HARDIE BOARD SIDING
• PARTIALLY WRAP-AROUND PORCH
• CONVENIENT ACCESS TO MOBILE
• PROXIMITY TO BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/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: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 $964 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $122,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1940 — 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: 1.16% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.81%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (median comp): $161,798
• List price: $139,500
• Delta: -13.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 Lowery Rd	0.45mi	3/2.0	1,320 (-8%)	14mo	$130,000	$98	51

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,904
• Equity at exit: $20,800

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $37,421
• Equity at exit: $12,061

Cash invested: $39,060 (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: $1,614 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $417

Break-even live

Break-even rent $1,086

Max offer price $139,500

Occupancy floor 69%

Sensitivity live

Price	-10% $496	-5% $456	+0% $417	+5% $377	+10% $338
Rent	-10% $289	-5% $353	+0% $417	+5% $481	+10% $544
Rate	-1.0pp $487	-0.5pp $452	base $417	+0.5pp $381	+1.0pp $344

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $139,500 Active 179 DOM
2. 2026-06-18
   days on market $139,500 Active 178 DOM
3. 2026-06-17
   days on market $139,500 Active 177 DOM
4. 2026-06-16
   days on market $139,500 Active 176 DOM
5. 2026-06-15
   days on market $139,500 Active 175 DOM
6. 2026-06-14
   days on market $139,500 Active 173 DOM
7. 2026-06-12
   days on market $139,500 Active 172 DOM
8. 2026-06-09
   days on market $139,500 Active 169 DOM
9. 2026-06-08
   days on market $139,500 Active 168 DOM
10. 2026-06-07
    days on market $139,500 Active 167 DOM
11. 2026-06-04
    days on market $139,500 Active 163 DOM
12. 2026-06-02
    days on market $139,500 Active 162 DOM
13. 2026-06-01
    days on market $139,500 Active 161 DOM
14. 2026-05-31
    days on market $139,500 Active 160 DOM
15. 2026-05-31
    days on market $139,500 Active 159 DOM
16. 2026-05-15
    price $139,500
17. 2026-05-12
    historical
18. 2026-02-20
    status Active
19. 2026-01-26
    status Pending
20. 2025-11-11
    listed $149,500 Active
21. 2016-01-26
    soldstatus $104,000 402-char remark

    Show marketing remark (402 chars)

    Charm of Yesteryear! Convenience of Today! 1940's Era Home, all modernized, re-wired, re-plumbed, remodeled kitchen & baths, new refrigerator, other appliances/5yrs.old, Hardee Plank Siding, 8 yr.old Metal Roof, replaced windows, wrap-a-round porch, immaculately landscaped lawn w/16'x16 2-Story workshop. Great Location, Great Move-In Ready Home. Too Many Amenities To Mention. Come See This Soon!

22. 2016-01-26
    soldstatus $104,000

    Show marketing remark (402 chars)

    Charm of Yesteryear! Convenience of Today! 1940's Era Home, all modernized, re-wired, re-plumbed, remodeled kitchen & baths, new refrigerator, other appliances/5yrs.old, Hardee Plank Siding, 8 yr.old Metal Roof, replaced windows, wrap-a-round porch, immaculately landscaped lawn w/16'x16 2-Story workshop. Great Location, Great Move-In Ready Home. Too Many Amenities To Mention. Come See This Soon!

23. 2016-01-26
    soldstatus $104,000

    Show marketing remark (402 chars)

    Charm of Yesteryear! Convenience of Today! 1940's Era Home, all modernized, re-wired, re-plumbed, remodeled kitchen & baths, new refrigerator, other appliances/5yrs.old, Hardee Plank Siding, 8 yr.old Metal Roof, replaced windows, wrap-a-round porch, immaculately landscaped lawn w/16'x16 2-Story workshop. Great Location, Great Move-In Ready Home. Too Many Amenities To Mention. Come See This Soon!

24. 2015-05-06
    listed $109,000 402-char remark

    Show marketing remark (402 chars)

    Charm of Yesteryear! Convenience of Today! 1940's Era Home, all modernized, re-wired, re-plumbed, remodeled kitchen & baths, new refrigerator, other appliances/5yrs.old, Hardee Plank Siding, 8 yr.old Metal Roof, replaced windows, wrap-a-round porch, immaculately landscaped lawn w/16'x16 2-Story workshop. Great Location, Great Move-In Ready Home. Too Many Amenities To Mention. Come See This Soon!

25. 2015-05-06
    listed $109,000

    Show marketing remark (402 chars)

    Charm of Yesteryear! Convenience of Today! 1940's Era Home, all modernized, re-wired, re-plumbed, remodeled kitchen & baths, new refrigerator, other appliances/5yrs.old, Hardee Plank Siding, 8 yr.old Metal Roof, replaced windows, wrap-a-round porch, immaculately landscaped lawn w/16'x16 2-Story workshop. Great Location, Great Move-In Ready Home. Too Many Amenities To Mention. Come See This Soon!

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $821 · $68/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $19,366
• − Mortgage interest: −$7,814
• − Property taxes: −$821
• − Insurance: −$698
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$4,058
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $4,312/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

• 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

+28.0% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $139,500 PARMLS
• 2026-05-12 Listing Removed — PARMLS
• 2026-02-20 Relisted — PARMLS
• 2026-01-26 Pending — PARMLS
• 2025-11-11 Listed $149,500 PARMLS
• 2016-01-26 Sold (Public Records) $104,000 Public Records
• 2016-01-26 Sold (MLS) $104,000 BCAR
• 2016-01-26 Sold (MLS) $104,000 PARMLS
• 2015-05-06 Listed $109,000 BCAR
• 2015-05-06 Listed $109,000 PARMLS

Property tax history

+15.4%/yr

Latest (2025): $821 · +4.1% YoY. Source: county tax records.