504 Sutherland Dr · Chickasaw, AL 36611

$189,500

3 bd · 2.0 ba · 2,135 sqft · SingleFamily public records · 70 Days on market

Built 1958 0.72 ac lot $89/sqft · 7% above area Est $177k · 7% 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• Schools +5.0/10.0
• ARV discount +4.2/15.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this brick home featuring 3 bedroms, 2 baths with hardwood floors throughout most of the home. Step into the foyer and the living/dining room combo. The kitchen has granite countertops, breakfast bar and cabinets with lazy susans, pull outs, spice racks and cookie sheet storage. The kitchen is open to the family room with built in bookcases and a brick fireplace. The main bedroom offers a cedar walk in closet and one of the additional bedrooms has a built in desk and bookcases. Outside has a split level patio, attached double carport with a storage room, fenced backyard with a 24 x 31 workshop. There is also a covered boat storage plus a double lean-to and a second drive way with double gate for easy access to the back yard! Sold as is. Alabama Right of Redemption may apply. All information and measurements should be verified by the buyer prior to closing. Listing broker makes no representations to accuracy. Buyer to verify all information during due diligence.

Key facts

• Built in bookcases
• Brick fireplace
• Brick home

Tags

• BRICK HOME
• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• BUILT IN BOOKCASES
• BRICK FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.6% below list).
• Recommended offer: $147k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 7.1% in Chickasaw — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 Middle School (math 6% / reading 36%, grade F, #188 of 257 statewide, top 74%, 284 students, 89% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $20k of equity ($1k loan paydown + $19k 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.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $146,757 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 10.8

CMA / ARV

• ARV (median comp): $176,718
• List price: $189,500
• Delta: 7.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Sutherland Dr	0.08mi	3/2.0	2,084 (-2%)	7mo	$209,000	$100	86
122 Baratara Dr	0.40mi	3/2.0	2,219 (+4%)	7mo	$181,500	$82	69
212 Idlewood Dr	0.33mi	3/2.0	2,095 (-2%)	21mo	$170,000	$81	64
112 Baratara Dr	0.37mi	4/2.0 (+1)	2,320 (+9%)	0mo	$218,400	$94	63
117 Idlewood Dr	0.39mi	3/2.0	2,101 (-2%)	20mo	$110,000	$52	63
224 Cache Cir	0.42mi	4/2.5 (+1)	2,032 (-5%)	8mo	$220,000	$108	59
706 Sutherland Dr	0.25mi	3/2.5	2,360 (+10%)	13mo	$205,000	$87	58
307 Myrtlewood Ave	0.29mi	4/2.0 (+1)	1,922 (-10%)	10mo	$110,000	$57	57
37 Ridgeview Dr	0.62mi	4/3.0 (+1)	2,000 (-6%)	8mo	$196,500	$98	44
203 Idlewood Dr	0.34mi	4/3.0 (+1)	2,334 (+9%)	21mo	$83,000	$36	42
95 Lee St	0.70mi	3/2.0	1,912 (-10%)	19mo	$195,000	$102	34
84 Lee St	0.65mi	3/2.0	1,819 (-15%)	21mo	$195,000	$107	28

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $94,668
• Equity at exit: $170,717

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $285,532
• Equity at exit: $368,157

Cash invested: $53,060 (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 36611

• Home prices YoY: 7.0%
• Active inventory: 45
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$221 /mo · $2,651/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-134

Break-even live

Break-even rent $1,638

Max offer price $165,784

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-81	+0% $-134	+5% $-188	+10% $-242
Rent	-10% $-250	-5% $-192	+0% $-134	+5% $-76	+10% $-18
Rate	-1.0pp $-39	-0.5pp $-86	base $-134	+0.5pp $-183	+1.0pp $-233

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Lee St Chickasaw, AL	3.0	1.0	1412	$1,100	$0.78	45d	1	0.60mi
219 2nd St Chickasaw, AL	4.0	2.0	1916	$1,650	$0.86	15d	1	0.70mi
314 1st St Chickasaw, AL	4.0	3.0	2136	$1,595	$0.75	15d	1	0.76mi

Listing history 6 events

1. 2026-05-18
   status Pending 988-char remark

   Show marketing remark (988 chars)

   Come see this brick home featuring 3 bedroms, 2 baths with hardwood floors throughout most of the home. Step into the foyer and the living/dining room combo. The kitchen has granite countertops, breakfast bar and cabinets with lazy susans, pull outs, spice racks and cookie sheet storage. The kitchen is open to the family room with built in bookcases and a brick fireplace. The main bedroom offers a cedar walk in closet and one of the additional bedrooms has a built in desk and bookcases. Outside has a split level patio, attached double carport with a storage room, fenced backyard with a 24 x 31 workshop. There is also a covered boat storage plus a double lean-to and a second drive way with double gate for easy access to the back yard! Sold as is. Alabama Right of Redemption may apply. All information and measurements should be verified by the buyer prior to closing. Listing broker makes no representations to accuracy. Buyer to verify all information during due diligence.

2. 2026-04-09
   price $189,500 988-char remark

   Show marketing remark (988 chars)

   Come see this brick home featuring 3 bedroms, 2 baths with hardwood floors throughout most of the home. Step into the foyer and the living/dining room combo. The kitchen has granite countertops, breakfast bar and cabinets with lazy susans, pull outs, spice racks and cookie sheet storage. The kitchen is open to the family room with built in bookcases and a brick fireplace. The main bedroom offers a cedar walk in closet and one of the additional bedrooms has a built in desk and bookcases. Outside has a split level patio, attached double carport with a storage room, fenced backyard with a 24 x 31 workshop. There is also a covered boat storage plus a double lean-to and a second drive way with double gate for easy access to the back yard! Sold as is. Alabama Right of Redemption may apply. All information and measurements should be verified by the buyer prior to closing. Listing broker makes no representations to accuracy. Buyer to verify all information during due diligence.

3. 2026-03-09
   listed $199,500 Active 988-char remark

   Show marketing remark (988 chars)

   Come see this brick home featuring 3 bedroms, 2 baths with hardwood floors throughout most of the home. Step into the foyer and the living/dining room combo. The kitchen has granite countertops, breakfast bar and cabinets with lazy susans, pull outs, spice racks and cookie sheet storage. The kitchen is open to the family room with built in bookcases and a brick fireplace. The main bedroom offers a cedar walk in closet and one of the additional bedrooms has a built in desk and bookcases. Outside has a split level patio, attached double carport with a storage room, fenced backyard with a 24 x 31 workshop. There is also a covered boat storage plus a double lean-to and a second drive way with double gate for easy access to the back yard! Sold as is. Alabama Right of Redemption may apply. All information and measurements should be verified by the buyer prior to closing. Listing broker makes no representations to accuracy. Buyer to verify all information during due diligence.

4. 2022-08-08
   soldstatus $240,000
5. 2022-08-01
   soldstatus $240,000 2269-char remark

   Show marketing remark (2269 chars)

   You MUST see this gorgeous home with amenities galore! From the Well Manicured Lot, Custom Shutters, Energy Efficient Windows and Curb Appeal to the Beautifully Maintained Interior, this is THE house on the Market! Step into a Lovely Foyer with Gorgeous Hardwood Floors throughout into a Spacious Living Room/Dining Room combo that is Elegantly Decorated. The Updated Kitchen Features New Cabinetry with Lazy Susans and Pull Outs, Spice Racks and Cookie Sheet Storage, Granite Countertops, Breakfast Bar, Stainless Appliances with Gas Stove, Over the Range Microwave and is Open to the Family Room (currently being used for her Dining) with Built In Desk, Brick Fireplace and Bookcases all on Oversized Tile Flooring. The Master Bedroom is Large and Easily Accommodates Big Furniture and Offers a Lovely Cedar Walk In Closet with Adjoining Bath. There is a Entrance into the 2nd Bedroom from Master that is Perfect for a Nursery, Office (with Built In Bookcases) or Sitting Room. Both the 2nd and 3rd Bedroom have Large Closets and there are many Closets for Storage throughout the home! The Laundry Room has Built In Storage for Pantry Items and is located just behind the Kitchen with Outside Entrance for Drop and Go Clothes for those Busy Days. Split Level Patio with a Tire Swing for Play. Double Carport Attached with Storage Room. A Fenced In Backyard has a 24 x 31 Workshop that is Insulated with Finished Walls with Wood from the Remodel at First Baptist Chickasaw. There is 220 Electrical and Water in the Workshop. There is Covered Boat Storage PLUS Double Lean-to. Blueberry Bushes, Hydrangeas, Rose of Sharon. Seller had Removed approx 30 Assorted Trees but there is a Cleared Yard and Beautiful Trees for Privacy. There is a Second Drive with Double Gate for Easy Access in to the Back Yard! Updates Include New Bronze Fortified Roof on 5/21/19 (Certificate in Pictures), New HVAC Heat Pump in 2015, Energy Efficient Windows in 2017, Cabinets in 2018, Ceramic Floors in 2015 and did I mention Tankless Water Heater (gas)? All Dates are per Seller. There are 7 Mounted Security Cameras that will Remain with the Home. Seller Reserves All Window Units, Woodburning Stove, All Speakers in Shop, and the Hot Tub. Year built is approximate.

6. 2014-01-13
   soldstatus $82,200

ⓘ 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: $2,651 · $221/mo
• Projected year-2 tax: $2,651 · $221/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: $17,611
• − Mortgage interest: −$10,615
• − Property taxes: −$2,651
• − Insurance: −$948
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$5,513
• Taxable loss: −$4,933
• Est. tax savings @ 24.0%: +$1,184
• After-tax cash flow: $-427/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

+130.5% since first listed

6 events — show timeline

• 2026-05-18 Pending — GCMLS AL
• 2026-04-09 Price Changed $189,500 GCMLS AL
• 2026-03-09 Listed $199,500 GCMLS AL
• 2022-08-08 Sold (Public Records) $240,000 Public Records
• 2022-08-01 Sold (MLS) $240,000 GCMLS AL
• 2014-01-13 Sold (Public Records) $82,200 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,651 · +11.4% YoY. Source: county tax records.