4330 F Sam Lewis Rd · Citronelle, AL 36522

$79,000

3 bd · 1.0 ba · 1,124 sqft · SingleFamily · 11 Days on market

Built 1973 1.00 ac lot ↓ 21% 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

THIS QUIET COUNTRY HOME IS LOCATED ON THE OUTER SKIRTS OF TOWN ON A HILL OVERLOOKING GODS COUNTRY, built ib1973 and remodeled in 1992 SITS ON 1 ACRES CLEARED YARD WITH FENCES FOR POSSIBLE LIVESTOCK, OR GARDEN AREA. 3/1, WOOD BURNING FIREPLACE, ALL APPLIANCES COMES WITH THIS HOME: NEW WASHER AND DRYE, REFRIGERATOR, STOVE, MICROWAVE VENTA HOOD, SMALL FREEZER. HAS A LARGE WORKSHOP AND SHED TO PARK YOUR BOAT, TRUCK, TRACTOR UNDER TO KEEP IT OUT OF THE WEATHER, WOULD BE A GREAT STARTER OF JUST TO ESCAPE BUSY CITY FOR A LOT OF PEACE AND RELAXATION.

Key facts

• Country retreat
• Covered shed
• Large workshop

Tags

• COUNTRY RETREAT
• FENCED GROUNDS
• WOOD-BURNING FIREPLACE
• LARGE WORKSHOP
• COVERED SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 14.5% 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-, amenities F, commute 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.
• Zoned schools: Citronelle High School (math 8% / reading 8%, grade F, #261 of 305 statewide, top 87%, 719 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Zoned-school proficiency averages 8% at this address vs 27% district-wide (-20 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: 63 active listings in the ZIP; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1973 — 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. 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: 1.74% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.43%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 4.51×
• Total profit: $77,596
• Equity at exit: $71,169

10-year hold

• IRR: 40.5%
• Equity multiple: 10.10×
• Total profit: $201,379
• Equity at exit: $153,480

Cash invested: $22,120 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $542

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 56%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-23
   status Pending
2. 2026-03-13
   listed $79,000 Active
3. 2024-03-29
   soldstatus $74,000 Closed 548-char remark

   Show marketing remark (548 chars)

   THIS QUIET COUNTRY HOME IS LOCATED ON THE OUTER SKIRTS OF TOWN ON A HILL OVERLOOKING GODS COUNTRY, built ib1973 and remodeled in 1992 SITS ON 1 ACRES CLEARED YARD WITH FENCES FOR POSSIBLE LIVESTOCK, OR GARDEN AREA. 3/1, WOOD BURNING FIREPLACE, ALL APPLIANCES COMES WITH THIS HOME: NEW WASHER AND DRYE, REFRIGERATOR, STOVE, MICROWAVE VENTA HOOD, SMALL FREEZER. HAS A LARGE WORKSHOP AND SHED TO PARK YOUR BOAT, TRUCK, TRACTOR UNDER TO KEEP IT OUT OF THE WEATHER, WOULD BE A GREAT STARTER OF JUST TO ESCAPE BUSY CITY FOR A LOT OF PEACE AND RELAXATION.

4. 2024-02-06
   status Pending 548-char remark

   Show marketing remark (548 chars)

   THIS QUIET COUNTRY HOME IS LOCATED ON THE OUTER SKIRTS OF TOWN ON A HILL OVERLOOKING GODS COUNTRY, built ib1973 and remodeled in 1992 SITS ON 1 ACRES CLEARED YARD WITH FENCES FOR POSSIBLE LIVESTOCK, OR GARDEN AREA. 3/1, WOOD BURNING FIREPLACE, ALL APPLIANCES COMES WITH THIS HOME: NEW WASHER AND DRYE, REFRIGERATOR, STOVE, MICROWAVE VENTA HOOD, SMALL FREEZER. HAS A LARGE WORKSHOP AND SHED TO PARK YOUR BOAT, TRUCK, TRACTOR UNDER TO KEEP IT OUT OF THE WEATHER, WOULD BE A GREAT STARTER OF JUST TO ESCAPE BUSY CITY FOR A LOT OF PEACE AND RELAXATION.

5. 2023-05-20
   historical 548-char remark

   Show marketing remark (548 chars)

   THIS QUIET COUNTRY HOME IS LOCATED ON THE OUTER SKIRTS OF TOWN ON A HILL OVERLOOKING GODS COUNTRY, built ib1973 and remodeled in 1992 SITS ON 1 ACRES CLEARED YARD WITH FENCES FOR POSSIBLE LIVESTOCK, OR GARDEN AREA. 3/1, WOOD BURNING FIREPLACE, ALL APPLIANCES COMES WITH THIS HOME: NEW WASHER AND DRYE, REFRIGERATOR, STOVE, MICROWAVE VENTA HOOD, SMALL FREEZER. HAS A LARGE WORKSHOP AND SHED TO PARK YOUR BOAT, TRUCK, TRACTOR UNDER TO KEEP IT OUT OF THE WEATHER, WOULD BE A GREAT STARTER OF JUST TO ESCAPE BUSY CITY FOR A LOT OF PEACE AND RELAXATION.

6. 2022-11-06
   status Pending 548-char remark

   Show marketing remark (548 chars)

   THIS QUIET COUNTRY HOME IS LOCATED ON THE OUTER SKIRTS OF TOWN ON A HILL OVERLOOKING GODS COUNTRY, built ib1973 and remodeled in 1992 SITS ON 1 ACRES CLEARED YARD WITH FENCES FOR POSSIBLE LIVESTOCK, OR GARDEN AREA. 3/1, WOOD BURNING FIREPLACE, ALL APPLIANCES COMES WITH THIS HOME: NEW WASHER AND DRYE, REFRIGERATOR, STOVE, MICROWAVE VENTA HOOD, SMALL FREEZER. HAS A LARGE WORKSHOP AND SHED TO PARK YOUR BOAT, TRUCK, TRACTOR UNDER TO KEEP IT OUT OF THE WEATHER, WOULD BE A GREAT STARTER OF JUST TO ESCAPE BUSY CITY FOR A LOT OF PEACE AND RELAXATION.

7. 2022-09-06
   historical 548-char remark

   Show marketing remark (548 chars)

   THIS QUIET COUNTRY HOME IS LOCATED ON THE OUTER SKIRTS OF TOWN ON A HILL OVERLOOKING GODS COUNTRY, built ib1973 and remodeled in 1992 SITS ON 1 ACRES CLEARED YARD WITH FENCES FOR POSSIBLE LIVESTOCK, OR GARDEN AREA. 3/1, WOOD BURNING FIREPLACE, ALL APPLIANCES COMES WITH THIS HOME: NEW WASHER AND DRYE, REFRIGERATOR, STOVE, MICROWAVE VENTA HOOD, SMALL FREEZER. HAS A LARGE WORKSHOP AND SHED TO PARK YOUR BOAT, TRUCK, TRACTOR UNDER TO KEEP IT OUT OF THE WEATHER, WOULD BE A GREAT STARTER OF JUST TO ESCAPE BUSY CITY FOR A LOT OF PEACE AND RELAXATION.

8. 2022-08-31
   listed $100,000 Active 548-char remark

   Show marketing remark (548 chars)

   THIS QUIET COUNTRY HOME IS LOCATED ON THE OUTER SKIRTS OF TOWN ON A HILL OVERLOOKING GODS COUNTRY, built ib1973 and remodeled in 1992 SITS ON 1 ACRES CLEARED YARD WITH FENCES FOR POSSIBLE LIVESTOCK, OR GARDEN AREA. 3/1, WOOD BURNING FIREPLACE, ALL APPLIANCES COMES WITH THIS HOME: NEW WASHER AND DRYE, REFRIGERATOR, STOVE, MICROWAVE VENTA HOOD, SMALL FREEZER. HAS A LARGE WORKSHOP AND SHED TO PARK YOUR BOAT, TRUCK, TRACTOR UNDER TO KEEP IT OUT OF THE WEATHER, WOULD BE A GREAT STARTER OF JUST TO ESCAPE BUSY CITY FOR A LOT OF PEACE AND RELAXATION.

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $16,533
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$2,298
• Taxable income: $5,584
• Est. tax owed @ 24.0%: −$1,340
• After-tax cash flow: $5,169/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

• 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

-21.0% since first listed

8 events — show timeline

• 2026-03-23 Pending — GCMLS AL
• 2026-03-13 Listed $79,000 GCMLS AL
• 2024-03-29 Sold (MLS) $74,000 GCMLS AL
• 2024-02-06 Pending — GCMLS AL
• 2023-05-20 Delisted — GCMLS AL
• 2022-11-06 Pending — GCMLS AL
• 2022-09-06 Delisted — GCMLS AL
• 2022-08-31 Listed $100,000 GCMLS AL