8060 Lebaron Ave E · Citronelle, AL 36522

$52,000

4 bd · 2.0 ba · 2,488 sqft · SingleFamily public records · 69 Days on market

Built 1869 0.32 ac lot $21/sqft · 72% below area ↓ 10% since listing

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

Listing remarks MLS

ATTENTION ALL HANDYMEN & INVESTORS! Step into a piece of history with this iconic Citronelle treasure—affectionately known as “The Pink House.” Built in 1869, this charming Victorian-style home stands as one of the town’s original residences, offering timeless character and endless potential. Boasting approximately 3,600 square feet, this spacious property features 6 bedrooms and 2 bathrooms, with generous living areas that provide the perfect foundation for restoration or customization. Whether you’re dreaming of bringing historic elegance back to life or creating something entirely your own, this home is truly a blank canvas. Situated on a desirable corner lot, the property is conveniently located within walking distance of Citronelle High School. The backyard offers a peaceful retreat, complete with a beautiful ginkgo tree and a pear tree—adding both charm and a touch of nature to the setting. This is a rare opportunity for investors, renovators, or anyone with a vision. With its rich history, unique character, and prime location, “The Pink House” is ready for its next chapter. Bring your ideas and make this historic gem shine once again! Please contact your favorite realtor for a showing.

Key facts

• 0.32 acre lot
• Built 1869
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $49k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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-, schools F, amenities 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.
• Market conditions: 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($360 loan paydown + $5k 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, 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 69 days — a 6% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $52k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1869 — 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 $48,880 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1869 — 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. 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: 3.08% ✓
• Cap rate: 27.41%
• Cash-on-cash: 75.42%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (median comp): $269,900
• List price: $52,000
• Delta: -80.73%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19285 Oak St	0.08mi	4/4.0	2,475 (-0%)	20mo	$232,500	$94	71
8350 Pecan St	0.44mi	4/3.0	2,218 (-11%)	2mo	$197,000	$89	56
8125 Realco Ln	0.57mi	3/2.0 (-1)	2,267 (-9%)	4mo	$250,000	$110	50
8525 North St	0.71mi	4/2.0	2,224 (-11%)	1mo	$120,000	$54	48
19040 Center St S	0.62mi	5/3.0 (+1)	2,444 (-2%)	15mo	$139,000	$57	47
19525 4th St N	0.59mi	4/1.5	2,276 (-8%)	11mo	$179,000	$79	47
8520 Lebaron Ave W	0.67mi	5/3.0 (+1)	2,791 (+12%)	3mo	$269,900	$97	37

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: 85.8%
• Equity multiple: 6.95×
• Total profit: $86,618
• Equity at exit: $46,846

10-year hold

• IRR: 80.3%
• Equity multiple: 15.37×
• Total profit: $209,281
• Equity at exit: $101,025

Cash invested: $14,560 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $915

Break-even live

Break-even rent $442

Max offer price $52,000

Occupancy floor 38%

Sensitivity live

Price	-10% $944	-5% $930	+0% $915	+5% $900	+10% $886
Rent	-10% $789	-5% $852	+0% $915	+5% $978	+10% $1,041
Rate	-1.0pp $941	-0.5pp $928	base $915	+0.5pp $902	+1.0pp $888

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8685 W Williams St Citronelle, AL	3.0	2.0	1716	$1,600	$0.93	14d	1	0.96mi

Listing history 19 events

1. 2026-06-18
   days on market $52,000 Active 69 DOM
2. 2026-06-17
   days on market $52,000 Active 68 DOM
3. 2026-06-16
   days on market $52,000 Active 67 DOM
4. 2026-06-15
   days on market $52,000 Active 66 DOM
5. 2026-06-14
   days on market $52,000 Active 64 DOM
6. 2026-06-13
   days on market $52,000 Active 63 DOM
7. 2026-06-10
   days on market $52,000 Active 61 DOM
8. 2026-06-09
   days on market $52,000 Active 60 DOM
9. 2026-06-08
   days on market $52,000 Active 59 DOM
10. 2026-06-07
    days on market $52,000 Active 58 DOM
11. 2026-06-05
    days on market $52,000 Active 55 DOM
12. 2026-06-03
    days on market $52,000 Active 54 DOM
13. 2026-06-02
    days on market $52,000 Active 53 DOM
14. 2026-06-01
    days on market $52,000 Active 52 DOM
15. 2026-05-31
    days on market $52,000 Active 51 DOM
16. 2026-05-30
    days on market $52,000 Active 50 DOM
17. 2026-04-10
    listed $52,000 Active 1278-char remark

    Show marketing remark (1278 chars)

    ATTENTION ALL HANDYMEN & INVESTORS! Step into a piece of history with this iconic Citronelle treasure—affectionately known as “The Pink House.” Built in 1869, this charming Victorian-style home stands as one of the town’s original residences, offering timeless character and endless potential. Boasting approximately 3,600 square feet, this spacious property features 6 bedrooms and 2 bathrooms, with generous living areas that provide the perfect foundation for restoration or customization. Whether you’re dreaming of bringing historic elegance back to life or creating something entirely your own, this home is truly a blank canvas. Situated on a desirable corner lot, the property is conveniently located within walking distance of Citronelle High School. The backyard offers a peaceful retreat, complete with a beautiful ginkgo tree and a pear tree—adding both charm and a touch of nature to the setting. This is a rare opportunity for investors, renovators, or anyone with a vision. With its rich history, unique character, and prime location, “The Pink House” is ready for its next chapter. Bring your ideas and make this historic gem shine once again! Please contact your favorite realtor for a showing.

18. 2020-05-27
    soldstatus $18,559 186-char remark

    Show marketing remark (186 chars)

    PRICE REDUCED - INVESTOR GOLDEN OPPORTUNITY - Here's a property with investment opportunity for the handyman. Fire damage - restoration in process, pricing negotiable based on progress.

19. 2016-09-27
    soldstatus $57,750

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $655 · $55/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 8/10 Severe 7 d/yr ≥107°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: $19,200
• − Mortgage interest: −$2,913
• − Property taxes: −$655
• − Insurance: −$260
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$1,513
• Taxable income: $10,787
• Est. tax owed @ 24.0%: −$2,589
• After-tax cash flow: $8,392/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: 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

-10.0% since first listed

3 events — show timeline

• 2026-04-10 Listed $52,000 GCMLS AL
• 2020-05-27 Sold (MLS) $18,559 GCMLS AL
• 2016-09-27 Sold (Public Records) $57,750 Public Records

Property tax history

+6.2%/yr

Latest (2025): $655 · +642.0% YoY. Source: county tax records.