521 Holiday Ave · Chickasaw, AL 36611

$39,900

3 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 2 Days on market

Built 1989 7,840 sqft lot

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Why this score? — see what drove the A- 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
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special with serious potential! This 3-bedroom, 1-bath brick home offers 1,189 sq ft of living space on a generously sized lot. Solid structure and classic brick exterior make this a great canvas for your next project. The property does need some rehab, but with the right vision, it could easily be transformed into a profitable flip or a strong rental asset. Spacious yard provides room for expansion, outdoor living, or added value improvements. Convenient layout and good bones make this an ideal opportunity for investors looking to add to their portfolio. Priced to sell—don’t miss your chance to unlock the potential in this promising property!

Key facts

• Spacious yard
• Generously sized lot
• Brick home

Tags

• BRICK HOME
• SPACIOUS YARD
• SOLID STRUCTURE
• CLASSIC BRICK EXTERIOR
• GENEROUSLY SIZED LOT

Property features AI

Finance

• Other: Located in the Woodlore subdivision

Exterior

• Parking: Driveway with space for 1 vehicle
• Utilities: Public sewer; Electric service listed as Other; No additional utilities specified
• Home design: Single Family Residence; Residential property; Built in 1989; View available
• Construction: Shingle roof and other roof materials; Concrete perimeter foundation; Slab foundation
• Exterior features: No notable exterior features listed; No fencing; No pool or spa

Interior

• Kitchen: Other kitchen appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Window unit(s) for cooling
• Interior features: Other interior features
• Laundry & utility: Other utilities information

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 23.5% vs local median 7.2% in Chickasaw — 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 (#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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($276 loan paydown + $4k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $39,900

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: 2.69% ✓
• Cap rate: 23.51%
• Cash-on-cash: 61.50%
• DSCR: 3.74
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $124,845
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Holiday Ave	0.00mi	3/1.0	1,189 (0%)	1mo	$42,000	$35	100
516 Lee St W	0.04mi	3/1.5	1,271 (+7%)	11mo	$145,000	$114	75
364 3rd Pl	0.32mi	3/1.0	1,106 (-7%)	1mo	$149,900	$136	72
714 Townsend Cir	0.57mi	3/1.5	1,161 (-2%)	1mo	$137,000	$118	66
419 Sutherland Cir	0.68mi	3/1.0	1,196 (+1%)	6mo	$144,900	$121	62
305 5th Ave	0.50mi	3/1.0	1,232 (+4%)	11mo	$60,000	$49	61
526 Woodlore Dr	0.05mi	3/1.5	1,351 (+14%)	16mo	$87,500	$65	60
9 Elizabeth Ave	0.48mi	3/1.0	1,080 (-9%)	6mo	$96,000	$89	58
605 Townsend Cir	0.52mi	3/1.0	1,099 (-8%)	9mo	$115,000	$105	56
300 Geronimo St	0.64mi	3/1.0	1,076 (-10%)	2mo	$110,000	$102	53
310 8th Ave	0.65mi	2/2.0 (-1)	1,160 (-2%)	10mo	$76,500	$66	48
761 Grand Blvd	0.56mi	4/1.0 (+1)	1,320 (+11%)	3mo	$160,000	$121	48

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: 73.5%
• Equity multiple: 6.21×
• Total profit: $58,212
• Equity at exit: $35,945

10-year hold

• IRR: 67.4%
• Equity multiple: 13.78×
• Total profit: $142,780
• Equity at exit: $77,517

Cash invested: $11,172 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $573

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 42%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 9th Ave Chickasaw, AL	2.0	1.0	720	$950	$1.32	21d	1	0.90mi
78 Lee St Chickasaw, AL	3.0	1.0	1412	$1,100	$0.78	44d	1	0.92mi
55 Thompson Blvd Chickasaw, AL	3.0	1.0	939	$1,500	$1.60	21d	1	0.96mi
101 Grant St Chickasaw, AL	3.0	1.0	1383	$895	$0.65	13d	1	1.09mi
311 Grant St Chickasaw, AL	2.0	1.0	1000	$850	$0.85	44d	1	1.26mi

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   listed $39,900 Active

ⓘ 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 2/10 Low
• 🌡 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: $12,885
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$1,161
• Taxable income: $6,630
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $5,279/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

2 events — show timeline

• 2026-05-07 Pending — GCMLS AL
• 2026-05-05 Listed $39,900 GCMLS AL