402 Hillside Dr · Chickasaw, AL 36611

$119,000

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 5 Days on market

Built 1995 0.41 ac lot Est $85k · 39% over

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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 +18.1/30.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 402 Hillside Dr in Chickasaw! Situated on a spacious corner lot, this 3-bedroom, 1-bath ranch-style home offers classic curb appeal along with several valuable updates. Inside, you’ll find a comfortable and functional layout featuring luxury vinyl plank flooring installed in 2022 throughout the home. Seller reports recent improvements including updates to the floor joists and subfloor, a new tub/shower insert, and a hot water heater replaced approximately 3 months ago. Natural light and practical living spaces provide flexibility for a variety of needs and uses. Outside, enjoy a generously sized yard with mature trees, covered parking, and a detached storage shed offering a

Key facts

• Corner lot
• 0.41 acre lot
• Parking

Tags

• CORNER LOT
• LUXURY VINYL PLANK FLOORING
• UPDATES TO FLOOR JOISTS
• NEW TUB SHOWER INSERT
• HOT WATER HEATER REPLACED
• GENEROUSLY SIZED YARD

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Cable available; Electricity available; Phone available; Public sewer; Water available
• Home design: Single family residence; Residential property
• Construction: HardiPlank exterior; Shingle roof; Slab foundation
• Exterior features: Storage; Back yard with chain-link fencing; Workshop (separate structure); View

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $106k (11.1% below list).
• Recommended offer: $106k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#237 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B; Watch: crime D-, amenities F, commute F.
• Zoned schools: Chickasaw City Elementary School (math 7% / reading 30%, grade F, #480 of 627 statewide, top 77%, 550 students, 80% FRL); Chickasaw City High School (math 5% / reading 15%, grade F, #248 of 305 statewide, top 82%, 224 students, 91% FRL).
• Market conditions: 45 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $89k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,791 (11.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $85,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Hillside Dr	0.40mi	3/1.0	960 (0%)	9mo	$105,000	$109	70
206 Hillside Dr	0.34mi	3/1.0	1,080 (+12%)	1mo	$80,000	$74	59
214 3rd Ave	0.54mi	3/1.0	912 (-5%)	6mo	$52,000	$57	57
161 3rd Ave	0.53mi	3/1.0	884 (-8%)	5mo	$45,000	$51	54
419 Geronimo St	0.72mi	3/1.0	1,000 (+4%)	4mo	$139,900	$140	52
9 Elizabeth Ave	0.46mi	3/1.0	1,080 (+12%)	6mo	$96,000	$89	49
110 Thompson Ct N	0.66mi	3/1.0	900 (-6%)	8mo	$79,000	$88	48
206 1st St	0.68mi	2/1.5 (-1)	1,049 (+9%)	3mo	$115,000	$110	43
97 Grant St	0.75mi	2/1.0 (-1)	1,032 (+8%)	1mo	$137,500	$133	42
107 Hillside Dr	0.48mi	2/1.0 (-1)	850 (-12%)	9mo	$89,900	$106	42
107 5th Ave	0.65mi	2/1.0 (-1)	825 (-14%)	2mo	$40,000	$48	36
150 Thompson Blvd	0.69mi	2/1.0 (-1)	864 (-10%)	8mo	$55,000	$64	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 27.0%
• Equity multiple: 3.15×
• Total profit: $71,485
• Equity at exit: $107,205

10-year hold

• IRR: 23.6%
• Equity multiple: 7.16×
• Total profit: $205,150
• Equity at exit: $231,191

Cash invested: $33,320 (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 36611

• Home prices YoY: 7.0%
• Active inventory: 45
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $105

Break-even live

Break-even rent $924

Max offer price $119,000

Occupancy floor 85%

Sensitivity live

Price	-10% $173	-5% $139	+0% $105	+5% $72	+10% $38
Rent	-10% $22	-5% $64	+0% $105	+5% $147	+10% $189
Rate	-1.0pp $165	-0.5pp $136	base $105	+0.5pp $75	+1.0pp $43

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Grant St Chickasaw, AL	2.0	1.0	1000	$850	$0.85	45d	1	0.69mi
55 Thompson Blvd Chickasaw, AL	3.0	1.0	939	$1,500	$1.60	22d	1	0.76mi
156 9th Ave Chickasaw, AL	2.0	1.0	720	$950	$1.32	22d	1	0.99mi
3 Southern St Chickasaw, AL	3.0	1.0	1108	$795	$0.72	15d	1	1.14mi

Listing history 6 events

1. 2026-06-16
   status $119,000 Pending 5 DOM
2. 2026-06-16
   days on market $119,000 Active 5 DOM
3. 2026-06-15
   days on market $119,000 Active 4 DOM
4. 2026-06-14
   days on market $119,000 Active 2 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $119,000 Active 1 DOM

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $680 · $57/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 9/10 Extreme 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,695
• − Mortgage interest: −$6,666
• − Property taxes: −$680
• − Insurance: −$595
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$3,462
• Taxable loss: −$739
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $1,443/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)

No district data.

Livability — Chickasaw

• Score: 61/100
• State rank: #237
• US rank: #17438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chickasaw, AL
• City population: 6,367
• Population (ZIP): 6,367

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 38% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 12.90%
• Current HPI: 196.621
• 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

+33.3% since first listed

2 events — show timeline

• 2026-06-11 Listed $119,000 GCMLS AL
• 2009-01-30 Sold (Public Records) $89,289 Public Records

Property tax history

+8.5%/yr

Latest (2025): $680 · +12.9% YoY. Source: county tax records.