18975 3rd St S · Citronelle, AL 36522

$410,000

None bd · None ba · — sqft · MultiFamily · 52 Days on market

Built 2006 Fair condition 3.18 ac lot

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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 +20.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

THIS VERY WELL MANICURED PROPERTY HAS 4- 2 BD RM 1 BTH ROOMEY APPARTMENTS WITH 3 BEING UNDER THE SAME ROOF AND 1 UNIT IS DETACHED THERE IS 1 UNFINISHED UNIT THAT HAS NO INTERIOR WALLS AND IS CURRENTLY BEING USED AS A STORRAGE UNIT, THERE IS A GREEN HOUSE THAT COULD BE SOLD SEPERATLY A POLE BARN ALONG WITH 2 SHEDS AND A CARPORT.

Key facts

• Unfinished unit
• Pole barn
• Carport

Tags

• DETACHED UNIT
• UNFINISHED UNIT
• GREEN HOUSE
• POLE BARN
• 2 SHEDS
• CARPORT

Property features AI

Exterior

• Parking: Carport; Driveway with level access
• Utilities: Electricity available; Natural gas available; Water available; Public sewer
• Home design: Residential income property
• Construction: Wood siding; Metal roof; Built in 2006
• Exterior features: No fencing; Has a view

Interior

• Bedrooms: Property contains multiple units (4 total)
• Heating & cooling: Central heating; Central air
• Interior features: Accessible approach with ramp; Ceiling fans

What this means for you Summary

Snapshot

• This is a multifamily listed at $410k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $410k).
• Recommended offer: $398k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.2% in Citronelle — 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 61/100 on livability (#254 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: employment C-, amenities F, commute F.
• Mobile County (urban): math 15% / reading 39% proficiency, ranked #81 of 129 in AL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Citronelle High School (math 8% / reading 8%, grade F, #261 of 305 statewide, top 87%, 719 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Zoned-school proficiency averages 8% at this address vs 27% district-wide (-20 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: 63 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k appreciation (10.0% local appreciation)).
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $115k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($398k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $397,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.25×
• Total profit: $258,099
• Equity at exit: $369,360

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $732,870
• Equity at exit: $796,540

Cash invested: $114,800 (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 36522

• Home prices YoY: 11.8%
• Active inventory: 63
• Price-to-rent: 32.0×

Monthly cashflow live

• Estimated rent: $4,277 medium
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,150/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$898
• Net cashflow: $545

Break-even live

Break-even rent $3,587

Max offer price $410,000

Occupancy floor 82%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,276
Total (4 units)			$4,277

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19490 Magnolia St Unit D Citronelle, AL	2.0	1.0	900	$940	$1.04	44d	1	0.85mi
19490 Magnolia St Unit E Citronelle, AL	1.0	1.0	600	$740	$1.23	13d	1	0.85mi
8685 W Williams St Citronelle, AL	3.0	2.0	1716	$1,600	$0.93	13d	1	0.98mi

Listing history 19 events

1. 2026-06-18
   days on market $410,000 Active 52 DOM
2. 2026-06-17
   days on market $410,000 Active 51 DOM
3. 2026-06-16
   days on market $410,000 Active 50 DOM
4. 2026-06-15
   days on market $410,000 Active 49 DOM
5. 2026-06-14
   days on market $410,000 Active 47 DOM
6. 2026-06-13
   days on market $410,000 Active 46 DOM
7. 2026-06-10
   days on market $410,000 Active 44 DOM
8. 2026-06-09
   days on market $410,000 Active 43 DOM
9. 2026-06-08
   days on market $410,000 Active 42 DOM
10. 2026-06-07
    days on market $410,000 Active 41 DOM
11. 2026-06-05
    days on market $410,000 Active 38 DOM
12. 2026-06-03
    days on market $410,000 Active 37 DOM
13. 2026-06-02
    days on market $410,000 Active 36 DOM
14. 2026-06-01
    days on market $410,000 Active 35 DOM
15. 2026-05-31
    days on market $410,000 Active 34 DOM
16. 2026-05-30
    days on market $410,000 Active 33 DOM
17. 2026-04-27
    listed $410,000 Active 330-char remark
18. 2025-12-04
    price $399,000
19. 2024-07-08
    price $410,000

ⓘ 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 6/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,324
• − Mortgage interest: −$22,966
• − Property taxes: −$6,150
• − Insurance: −$2,050
• − Repairs & maintenance: −$4,106
• − Management: −$4,106
• − Depreciation: −$11,927
• Taxable income: $19
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $6,541/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including exterior siding, roof, flooring, and landscaping. Painting and updating the exterior can significantly enhance its curb appeal and value.

Repairs flagged

• Major exterior siding — The siding is visibly weathered and in poor condition.
• Major roof — The roof appears to be in need of maintenance or replacement.
• Major flooring — The flooring on the deck is worn and may need replacement.
• Major landscaping — The landscaping is overgrown and in need of trimming and maintenance.

Value-add opportunities

• Both painting the exterior and interior — Painting can improve the curb appeal and interior aesthetics, enhancing both resale and rental value.
• Both landscaping and trimming — A well-maintained landscape can significantly improve the property's curb appeal and attract more potential buyers or renters.
• Both roof replacement — A new roof can protect the property from weather damage and increase its overall value.
• Both exterior siding repair/replacement — A repaired or replaced exterior siding can improve the property's appearance and increase its value.
• Both flooring replacement — A new deck flooring can improve the property's appearance and increase its value, both for resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is visibly weathered and in poor condition.	Major	$15,000–50,000
roof · The roof appears to be in need of maintenance or replacement.	Major	$15,000–50,000
flooring · The flooring on the deck is worn and may need replacement.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and in need of trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both painting the exterior and interior — Painting can improve the curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both landscaping and trimming — A well-maintained landscape can significantly improve the property's curb appeal and attract more potential buyers or renters. ↑
• Both roof replacement — A new roof can protect the property from weather damage and increase its overall value. ↑
• Both exterior siding repair/replacement — A repaired or replaced exterior siding can improve the property's appearance and increase its value. ↑
• Both flooring replacement — A new deck flooring can improve the property's appearance and increase its value, both for resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mobile County
• NCES district ID: 0102370
• Math proficiency: 15% ▼ -28.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $42,455
• Composite: 22.9/100
• National rank: #8002
• State rank: #81 of 129 in AL

Livability — Citronelle

• Score: 61/100
• State rank: #254
• US rank: #17928

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citronelle, AL
• City population: 6,892
• Population (ZIP): 6,892

Population outlook (Mobile County) Hauer SSP2

• Today (2025): 415,303 people
• By 2030: 411,755 · -0.9%
• By 2040: 399,670 · -3.8%
• By 2050: 382,616 · -7.9%
• By 2075: 337,353 · -18.8%
• By 2100: 283,391 · -31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 18% Two or more races 7%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Mobile

• 2024 margin: R (+16.4) · D 41.3% · R 57.7%
• 2008→2024 swing: -7.7pp toward R · 2008: -8.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+11.9 2016: R+13.9 2012: R+9.3 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.55%
• Current HPI: 260.4914
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-27 Listed $410,000 GCMLS AL
• 2025-12-04 Price Changed $399,000 GCMLS AL
• 2024-07-08 Price Changed $410,000 GCMLS AL