404 W Craig St · Atmore, AL 36502

$189,000

3 bd · 2.5 ba · 1,516 sqft · SingleFamily public records · 12 Days on market

Built 1962 0.91 ac lot Est $146k · 30% over

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Why this score? — see what drove the D- 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 +17.5/30.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see your dream home with this spacious, trendy, and chic residence featuring a modern floorplan designed for comfortable living. Set up as a 3bedroom/2bath with living room and den, The den easily converts to a 4th bedroom or office complete with spacious closet. Completely renovated to perfection, this home boasts a durable metal roof installed in 2017, a state-of-the-art HVAC system from 2018, and new windows ensuring energy efficiency and natural light. Fully replumbed and re-wired in 2018 with additional updates in 2026, every detail has been thoughtfully updated, including new flooring throughout, sleek appliances, stylish counters, and contemporary cabinets. Set on nearly an acre of land, this property offers ample outdoor space alongside luxurious indoor comforts. Truly move-in ready, this home combines convenience, style, and quality—schedule your visit today! ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD.

Key facts

• Durable metal roof
• Fully replumbed
• Modern floorplan

Tags

• MODERN FLOORPLAN
• DURABLE METAL ROOF
• STATE-OF-THE-ART HVAC SYSTEM
• NEW WINDOWS
• FULLY REPLUMBED
• RE-WIRED

Property features AI

Finance

• Other: Located within corporate limits
• Financial info: Tax information available but omitted
• HOA & community: No community features; No transfer fees

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electric service: Alabama Power; Cable connected
• Home design: One-story residence; Resale property; Entry on main level
• Construction: Brick construction; Slab foundation; Metal roof with ridge vent; Building area: 1,516 square feet
• Exterior features: Front porch; Patio; Corner lot; Level lot with few trees; 1–3 acres; No waterfront

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator with ice maker; Electric water heater; Dining/kitchen combo
• Bedrooms: Primary bedroom with adjoining bath and sitting area (main level); Bedroom 2 (13 x 12); Bedroom 3 (12 x 9)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Ceiling fans; En-suite bathroom; Internet available; No fireplace; Unfurnished
• Laundry & utility: Laundry on main level; Utility room (4 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $162k (14.3% below list).
• Recommended offer: $162k (14.3% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Rachel Patterson Elementary School (math 27% / reading 42%, grade F, #296 of 627 statewide, top 49%, 532 students, 77% FRL); Escambia County Middle School (math 8% / reading 28%, grade F, #197 of 257 statewide, top 77%, 516 students, 94% FRL); Escambia County High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 399 students, 89% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 120 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 $1k of loan paydown is wiped out by about $6k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• 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 $161,892 (14.3% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $145,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 W Craig St	0.00mi	3/2.0	1,516 (0%)	0mo	$200,000	$132	98
404 W Craig St	0.00mi	3/2.0	1,516 (0%)	23mo	$75,000	$49	79
300 Tatom Ave	0.27mi	3/2.0	1,582 (+4%)	9mo	$189,000	$119	71
704 S Trammell St	0.23mi	3/2.0	1,601 (+6%)	19mo	$75,000	$47	62
103 Forest Ave	0.37mi	2/1.0 (-1)	1,585 (+5%)	5mo	$40,500	$26	60
301 Roberts St	0.46mi	3/1.0	1,432 (-6%)	8mo	$137,000	$96	57
207 E Laurel St	0.40mi	3/2.0	1,623 (+7%)	14mo	$125,000	$77	56
317 Woodlawn Ave	0.14mi	3/1.0	1,375 (-9%)	19mo	$140,000	$102	56
602 S Carney St	0.09mi	3/2.0	1,741 (+15%)	19mo	$150,000	$86	54
210 Mcrae St	0.74mi	2/2.0 (-1)	1,640 (+8%)	10mo	$225,000	$137	36
205 Greer Ave	0.39mi	3/1.5	1,737 (+15%)	23mo	$139,900	$81	34
404 E Pine St	0.72mi	3/2.0	1,687 (+11%)	16mo	$175,000	$104	32

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-21,400
• Equity at exit: $28,181

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-6,983
• Equity at exit: $16,341

Cash invested: $52,920 (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: 120
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $146

Break-even live

Break-even rent $1,434

Max offer price $189,000

Occupancy floor 86%

Sensitivity live

Price	-10% $253	-5% $200	+0% $146	+5% $93	+10% $39
Rent	-10% $18	-5% $82	+0% $146	+5% $210	+10% $274
Rate	-1.0pp $241	-0.5pp $194	base $146	+0.5pp $97	+1.0pp $47

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-03
   statuslisting id $189,000 Pending 12 DOM
2. 2026-06-02
   days on market $189,000 Active 12 DOM

   Show marketing remark (1015 chars)

   Come see your dream home with this spacious, trendy, and chic residence featuring a modern floorplan designed for comfortable living. Set up as a 3bedroom/2bath with living room and den, The den easily converts to a 4th bedroom or office complete with spacious closet. Completely renovated to perfection, this home boasts a durable metal roof installed in 2017, a state-of-the-art HVAC system from 2018, and new windows ensuring energy efficiency and natural light. Fully replumbed and re-wired in 2018 with additional updates in 2026, every detail has been thoughtfully updated, including new flooring throughout, sleek appliances, stylish counters, and contemporary cabinets. Set on nearly an acre of land, this property offers ample outdoor space alongside luxurious indoor comforts. Truly move-in ready, this home combines convenience, style, and quality—schedule your visit today! ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD.

3. 2026-06-01
   days on market $189,000 Active 11 DOM
4. 2026-05-31
   days on market $189,000 Active 10 DOM
5. 2026-05-31
   days on market $189,000 Active 9 DOM
6. 2026-05-21
   listed $189,000 Active

   Show marketing remark (1015 chars)

   Come see your dream home with this spacious, trendy, and chic residence featuring a modern floorplan designed for comfortable living. Set up as a 3bedroom/2bath with living room and den, The den easily converts to a 4th bedroom or office complete with spacious closet. Completely renovated to perfection, this home boasts a durable metal roof installed in 2017, a state-of-the-art HVAC system from 2018, and new windows ensuring energy efficiency and natural light. Fully replumbed and re-wired in 2018 with additional updates in 2026, every detail has been thoughtfully updated, including new flooring throughout, sleek appliances, stylish counters, and contemporary cabinets. Set on nearly an acre of land, this property offers ample outdoor space alongside luxurious indoor comforts. Truly move-in ready, this home combines convenience, style, and quality—schedule your visit today! ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD.

7. 2026-05-21
   listed $189,000 Active 1063-char remark

   Show marketing remark (1015 chars)

   Come see your dream home with this spacious, trendy, and chic residence featuring a modern floorplan designed for comfortable living. Set up as a 3bedroom/2bath with living room and den, The den easily converts to a 4th bedroom or office complete with spacious closet. Completely renovated to perfection, this home boasts a durable metal roof installed in 2017, a state-of-the-art HVAC system from 2018, and new windows ensuring energy efficiency and natural light. Fully replumbed and re-wired in 2018 with additional updates in 2026, every detail has been thoughtfully updated, including new flooring throughout, sleek appliances, stylish counters, and contemporary cabinets. Set on nearly an acre of land, this property offers ample outdoor space alongside luxurious indoor comforts. Truly move-in ready, this home combines convenience, style, and quality—schedule your visit today! ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD.

8. 2024-07-26
   soldstatus $75,000 Closed 720-char remark

   Show marketing remark (720 chars)

   Fantastic Opportunity to design your own floorplan! All the major work has been completed including metal roof in 2017; package HVAC System in 2018; windows, wiring , and plumbing replaced in 2018 too! Now it's ready for the sheetrock, flooring, painting, and bathroom fixture placement. This 3 bedroom/ 2 bath has an oversize kitchen/dinning room, plus a Bonus Room too!! Great Pricing, Great Potential!Property is SELLING AS IS. Make Your Personal Showing Appointment Soon!!!HOME BEING SOLD 'AS IS"ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY"BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE" Buyer to verify all information during due diligence.

9. 2024-07-26
   soldstatus $75,000 Sold

   Show marketing remark (720 chars)

   Fantastic Opportunity to design your own floorplan! All the major work has been completed including metal roof in 2017; package HVAC System in 2018; windows, wiring , and plumbing replaced in 2018 too! Now it's ready for the sheetrock, flooring, painting, and bathroom fixture placement. This 3 bedroom/ 2 bath has an oversize kitchen/dinning room, plus a Bonus Room too!! Great Pricing, Great Potential!Property is SELLING AS IS. Make Your Personal Showing Appointment Soon!!!HOME BEING SOLD 'AS IS"ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY"BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE" Buyer to verify all information during due diligence.

10. 2024-07-26
    soldstatus $75,000

    Show marketing remark (720 chars)

    Fantastic Opportunity to design your own floorplan! All the major work has been completed including metal roof in 2017; package HVAC System in 2018; windows, wiring , and plumbing replaced in 2018 too! Now it's ready for the sheetrock, flooring, painting, and bathroom fixture placement. This 3 bedroom/ 2 bath has an oversize kitchen/dinning room, plus a Bonus Room too!! Great Pricing, Great Potential!Property is SELLING AS IS. Make Your Personal Showing Appointment Soon!!!HOME BEING SOLD 'AS IS"ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY"BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE" Buyer to verify all information during due diligence.

11. 2024-07-08
    status Pending 720-char remark

    Show marketing remark (720 chars)

    Fantastic Opportunity to design your own floorplan! All the major work has been completed including metal roof in 2017; package HVAC System in 2018; windows, wiring , and plumbing replaced in 2018 too! Now it's ready for the sheetrock, flooring, painting, and bathroom fixture placement. This 3 bedroom/ 2 bath has an oversize kitchen/dinning room, plus a Bonus Room too!! Great Pricing, Great Potential!Property is SELLING AS IS. Make Your Personal Showing Appointment Soon!!!HOME BEING SOLD 'AS IS"ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY"BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE" Buyer to verify all information during due diligence.

12. 2024-07-08
    status Pending

    Show marketing remark (720 chars)

    Fantastic Opportunity to design your own floorplan! All the major work has been completed including metal roof in 2017; package HVAC System in 2018; windows, wiring , and plumbing replaced in 2018 too! Now it's ready for the sheetrock, flooring, painting, and bathroom fixture placement. This 3 bedroom/ 2 bath has an oversize kitchen/dinning room, plus a Bonus Room too!! Great Pricing, Great Potential!Property is SELLING AS IS. Make Your Personal Showing Appointment Soon!!!HOME BEING SOLD 'AS IS"ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY"BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE" Buyer to verify all information during due diligence.

13. 2024-07-02
    listed $79,000 Active 720-char remark

    Show marketing remark (720 chars)

    Fantastic Opportunity to design your own floorplan! All the major work has been completed including metal roof in 2017; package HVAC System in 2018; windows, wiring , and plumbing replaced in 2018 too! Now it's ready for the sheetrock, flooring, painting, and bathroom fixture placement. This 3 bedroom/ 2 bath has an oversize kitchen/dinning room, plus a Bonus Room too!! Great Pricing, Great Potential!Property is SELLING AS IS. Make Your Personal Showing Appointment Soon!!!HOME BEING SOLD 'AS IS"ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY"BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE" Buyer to verify all information during due diligence.

14. 2024-07-02
    listed $79,000 Active

    Show marketing remark (720 chars)

    Fantastic Opportunity to design your own floorplan! All the major work has been completed including metal roof in 2017; package HVAC System in 2018; windows, wiring , and plumbing replaced in 2018 too! Now it's ready for the sheetrock, flooring, painting, and bathroom fixture placement. This 3 bedroom/ 2 bath has an oversize kitchen/dinning room, plus a Bonus Room too!! Great Pricing, Great Potential!Property is SELLING AS IS. Make Your Personal Showing Appointment Soon!!!HOME BEING SOLD 'AS IS"ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY"BUYER TO VERIFY ALL INFORMATION DURING DUE DILIGENCE" Buyer to verify all information during due diligence.

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$20/yr (+$2/mo · 2.6%)

ⓘ 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 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: $19,427
• − Mortgage interest: −$10,587
• − Property taxes: −$755
• − Insurance: −$945
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,498
• Taxable loss: −$1,466
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $2,106/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

+153.2% since first listed

14 events — show timeline

• 2026-06-15 Delisted — BCAR
• 2026-06-15 Sold (MLS) $200,000 PARMLS
• 2026-06-15 Sold (MLS) $200,000 BCAR
• 2026-06-02 Pending — BCAR
• 2026-06-02 Pending — PARMLS
• 2026-05-21 Listed $189,000 PARMLS
• 2026-05-21 Listed $189,000 BCAR
• 2024-07-26 Sold (Public Records) $75,000 Public Records
• 2024-07-26 Sold (MLS) $75,000 PARMLS
• 2024-07-26 Sold (MLS) $75,000 BCAR
• 2024-07-08 Pending — BCAR
• 2024-07-08 Pending — PARMLS
• 2024-07-02 Listed $79,000 PARMLS
• 2024-07-02 Listed $79,000 BCAR

Property tax history

+10.4%/yr

Latest (2025): $755 · -10.8% YoY. Source: county tax records.