1004 S Pensacola Ave · Atmore, AL 36502

$170,000

4 bd · 3.0 ba · 2,694 sqft · SingleFamily public records · 35 Days on market

Built 1940 0.36 ac lot $63/sqft · 29% below area Est $241k · 29% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A reimagining is underway! The seller had big dreams and visions for this classic cottage. A lot of details are left to be decided but the bones are here for someone with the skills and enthusiasm needed to bring this project to fruition! It is in a terrific location in Atmore on a quiet street, central to everything! The kitchen at the heart of the home is absolutely stunning! There are 4 bedrooms and 2 baths (non-functioning at this time) and the glowing hardwood floors have been refinished. This home is so much bigger than you would expect and has all the charm of a home built in 1940. Appliances and remaining materials do convey. (At this time there is no access to the future space upstairs, no access will be permitted) This home is being sold as-is and will not qualify for traditional financing. CASH or Rehab loans only. Buyer to verify all information during due diligence.

Key facts

• Stunning kitchen
• 0.36 acre lot
• Parking

Tags

• GLOWING HARDWOOD FLOORS
• STUNNING KITCHEN

Property features AI

Finance

• Other: Directions: From downtown Atmore head south on Main St to Craig St, turn left; continue to Pensacola Ave and turn right — house will be on the right
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) — 1 covered space, 1 total parking space
• Utilities: Electric with circuit breakers and copper wiring; Public sewer; Public water
• Home design: Single-story frame home; Off-grade foundation; Resale property; Not attached to other units; Has fireplace
• Construction: Frame construction; One level; Off-grade foundation; Metal roof
• Exterior features: Partial fencing; Deck; Metal roof; Public water; Paved, public maintained road access; Central access to lot

Interior

• Kitchen: Recently remodeled—new countertops and fixtures; Solid surface countertops; Built-in microwave; Dishwasher; Refrigerator; Tankless gas water heater
• Bedrooms: Master bedroom on the first floor (approx. 17 x 12); Second bedroom on the first floor (approx. 13 x 11); Third bedroom on the first floor (approx. 13 x 11)
• Flooring: Hardwood; Wood; Tile; Vinyl
• Bathrooms: Two full bathrooms; Bathrooms recently remodeled; currently mid-remodel/construction and non-functional
• Heating & cooling: Central air; Wall/window unit(s); Ceiling fans; Natural gas heating; Fireplace(s)
• Interior features: Baseboards; Built-in bookcases; Ceiling fans; Bonus room; Storm windows
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 (4.6% below list).
• Recommended offer: $162k (4.6% 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: schools F, crime F, amenities 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.
• Market conditions: 115 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 $5k 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

• It's been on market 35 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.
• Current owner paid $132k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $162,185 (4.6% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $240,563
• List price: $170,000
• Delta: -29.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 E Pine St	0.11mi	3/2.0 (-1)	2,636 (-2%)	2mo	$180,000	$68	81
702 S Presley St	0.24mi	4/3.0	2,973 (+10%)	1mo	$288,000	$97	70
406 E Laurel St	0.39mi	4/3.0	2,647 (-2%)	14mo	$220,000	$83	67
618 S Carney St	0.24mi	4/2.5	2,382 (-12%)	3mo	$259,900	$109	65
102 Magnolia St	0.19mi	3/2.0 (-1)	2,812 (+4%)	12mo	$369,900	$132	65
326 E Horner St	0.59mi	3/2.0 (-1)	2,846 (+6%)	2mo	$237,000	$83	52
221 Mcrae St	0.31mi	4/2.0	2,333 (-13%)	15mo	$233,000	$100	46
1739 Woodridge Dr	0.69mi	4/2.0	2,458 (-9%)	5mo	$315,000	$128	46
315 E Horner St	0.56mi	4/2.5	2,355 (-13%)	15mo	$194,000	$82	38
—	0.68mi	4/1.5	2,429 (-10%)	13mo	$139,000	$57	35
509 6th Ave	0.69mi	4/1.5	2,429 (-10%)	13mo	$139,000	$57	35
1712 Woodridge Dr	0.72mi	4/3.5	2,955 (+10%)	18mo	$460,000	$156	33

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,965
• Equity at exit: $25,348

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $7,345
• Equity at exit: $14,698

Cash invested: $47,600 (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: 115
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $230

Break-even live

Break-even rent $1,331

Max offer price $170,000

Occupancy floor 81%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $170,000 Active 35 DOM
2. 2026-06-18
   days on market $170,000 Active 34 DOM
3. 2026-06-17
   days on market $170,000 Active 33 DOM
4. 2026-06-16
   days on market $170,000 Active 32 DOM
5. 2026-06-15
   days on market $170,000 Active 31 DOM
6. 2026-06-14
   days on market $170,000 Active 29 DOM
7. 2026-06-12
   days on market $170,000 Active 28 DOM
8. 2026-06-09
   days on market $170,000 Active 25 DOM
9. 2026-06-08
   days on market $170,000 Active 24 DOM
10. 2026-06-07
    days on market $170,000 Active 23 DOM
11. 2026-06-04
    days on market $170,000 Active 19 DOM
12. 2026-06-02
    days on market $170,000 Active 18 DOM
13. 2026-06-01
    days on market $170,000 Active 17 DOM
14. 2026-05-31
    days on market $170,000 Active 16 DOM
15. 2026-05-31
    days on market $170,000 Active 15 DOM
16. 2026-05-15
    listed $175,000 Active 891-char remark

    Show marketing remark (891 chars)

    A reimagining is underway! The seller had big dreams and visions for this classic cottage. A lot of details are left to be decided but the bones are here for someone with the skills and enthusiasm needed to bring this project to fruition! It is in a terrific location in Atmore on a quiet street, central to everything! The kitchen at the heart of the home is absolutely stunning! There are 4 bedrooms and 2 baths (non-functioning at this time) and the glowing hardwood floors have been refinished. This home is so much bigger than you would expect and has all the charm of a home built in 1940. Appliances and remaining materials do convey. (At this time there is no access to the future space upstairs, no access will be permitted) This home is being sold as-is and will not qualify for traditional financing. CASH or Rehab loans only. Buyer to verify all information during due diligence.

17. 2026-05-15
    listed $175,000 Active 837-char remark

    Show marketing remark (891 chars)

    A reimagining is underway! The seller had big dreams and visions for this classic cottage. A lot of details are left to be decided but the bones are here for someone with the skills and enthusiasm needed to bring this project to fruition! It is in a terrific location in Atmore on a quiet street, central to everything! The kitchen at the heart of the home is absolutely stunning! There are 4 bedrooms and 2 baths (non-functioning at this time) and the glowing hardwood floors have been refinished. This home is so much bigger than you would expect and has all the charm of a home built in 1940. Appliances and remaining materials do convey. (At this time there is no access to the future space upstairs, no access will be permitted) This home is being sold as-is and will not qualify for traditional financing. CASH or Rehab loans only. Buyer to verify all information during due diligence.

18. 2017-04-14
    listed $126,900
19. 2016-03-23
    listed $126,900
20. 2007-01-11
    soldstatus $132,500
21. 2006-10-16
    listed $124,900

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/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 2/10 Low
• 🌡 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: $19,462
• − Mortgage interest: −$9,523
• − Property taxes: −$1,070
• − Insurance: −$850
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$4,945
• Taxable loss: −$40
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $2,767/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

+36.1% since first listed

8 events — show timeline

• 2026-05-29 Price Changed $170,000 PARMLS
• 2026-05-29 Price Changed $170,000 BCAR
• 2026-05-15 Listed $175,000 BCAR
• 2026-05-15 Listed $175,000 PARMLS
• 2017-04-14 Listed $126,900 BCAR
• 2016-03-23 Listed $126,900 BCAR
• 2007-01-11 Sold (MLS) $132,500 PARMLS
• 2006-10-16 Listed $124,900 PARMLS

Property tax history

+5.1%/yr

Latest (2025): $1,070 · +4.2% YoY. Source: county tax records.