10802 Lot 47 Highway 31 · Atmore, AL 36502

$54,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 83 Days on market

Built 2025 Good condition $42/sqft · 73% below area ↓ 13% 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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Charming Atmore Haven!" Here is the property you have been looking for! This delightful 3-bedroom, 2-bathroom home, boasting over 1,280 sq. ft. , is ready to for you! Forget parking woes with your own private gravel driveway. Inside, an open-concept living and kitchen area awaits, great for entertaining guests. The adorable kitchen is a chef's dream, featuring brand new appliances and plenty of cabinet space, plus room for bar stools for extra seating. New vinyl flooring flows seamlessly throughout, creating an inviting atmosphere in every room. Privacy is key with a split bedroom design, placing the master suite on one end. Indulge in the master bathroom's large soaking tub, separate shower, and spacious walk-in closet. This home is brimming with charm and convenience. Don't miss out – call today to schedule your private showing and experience it for yourself! * Park rules/regulations and lot rent apply * Buyer to verify all information during due diligence! Buyer to verify all information during due diligence.

Key facts

• Brand new appliances
• Split bedroom design
• New vinyl flooring

Tags

• PRIVATE GRAVEL DRIVEWAY
• BRAND NEW APPLIANCES
• PLENTY OF CABINET SPACE
• NEW VINYL FLOORING
• SPLIT BEDROOM DESIGN
• MASTER BATHROOM SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $54k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $51k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.4% vs local median 7.4% in Atmore — 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 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 $373 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $50,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.99% ✓
• Cap rate: 26.35%
• Cash-on-cash: 71.65%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (median comp): $196,627
• List price: $54,000
• Delta: -72.54%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 71.3%
• Equity multiple: 4.23×
• Total profit: $48,772
• Equity at exit: $8,052

10-year hold

• IRR: 75.2%
• Equity multiple: 8.71×
• Total profit: $116,606
• Equity at exit: $4,669

Cash invested: $15,120 (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 36502

• Home prices YoY: -23.4%
• Active inventory: 115
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$68 /mo · $810/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $903

Break-even live

Break-even rent $472

Max offer price $54,000

Occupancy floor 39%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 1046-char remark

   Show marketing remark (1046 chars)

   "Charming Atmore Haven!" Here is the property you have been looking for! This delightful 3-bedroom, 2-bathroom home, boasting over 1,280 sq. ft. , is ready to for you! Forget parking woes with your own private gravel driveway. Inside, an open-concept living and kitchen area awaits, great for entertaining guests. The adorable kitchen is a chef's dream, featuring brand new appliances and plenty of cabinet space, plus room for bar stools for extra seating. New vinyl flooring flows seamlessly throughout, creating an inviting atmosphere in every room. Privacy is key with a split bedroom design, placing the master suite on one end. Indulge in the master bathroom's large soaking tub, separate shower, and spacious walk-in closet. This home is brimming with charm and convenience. Don't miss out – call today to schedule your private showing and experience it for yourself! * Park rules/regulations and lot rent apply * Buyer to verify all information during due diligence! Buyer to verify all information during due diligence.

2. 2026-05-04
   status Active 1046-char remark

   Show marketing remark (1046 chars)

   "Charming Atmore Haven!" Here is the property you have been looking for! This delightful 3-bedroom, 2-bathroom home, boasting over 1,280 sq. ft. , is ready to for you! Forget parking woes with your own private gravel driveway. Inside, an open-concept living and kitchen area awaits, great for entertaining guests. The adorable kitchen is a chef's dream, featuring brand new appliances and plenty of cabinet space, plus room for bar stools for extra seating. New vinyl flooring flows seamlessly throughout, creating an inviting atmosphere in every room. Privacy is key with a split bedroom design, placing the master suite on one end. Indulge in the master bathroom's large soaking tub, separate shower, and spacious walk-in closet. This home is brimming with charm and convenience. Don't miss out – call today to schedule your private showing and experience it for yourself! * Park rules/regulations and lot rent apply * Buyer to verify all information during due diligence! Buyer to verify all information during due diligence.

3. 2026-04-20
   status Pending 1046-char remark

   Show marketing remark (1046 chars)

   "Charming Atmore Haven!" Here is the property you have been looking for! This delightful 3-bedroom, 2-bathroom home, boasting over 1,280 sq. ft. , is ready to for you! Forget parking woes with your own private gravel driveway. Inside, an open-concept living and kitchen area awaits, great for entertaining guests. The adorable kitchen is a chef's dream, featuring brand new appliances and plenty of cabinet space, plus room for bar stools for extra seating. New vinyl flooring flows seamlessly throughout, creating an inviting atmosphere in every room. Privacy is key with a split bedroom design, placing the master suite on one end. Indulge in the master bathroom's large soaking tub, separate shower, and spacious walk-in closet. This home is brimming with charm and convenience. Don't miss out – call today to schedule your private showing and experience it for yourself! * Park rules/regulations and lot rent apply * Buyer to verify all information during due diligence! Buyer to verify all information during due diligence.

4. 2026-03-25
   price $54,000 1046-char remark

   Show marketing remark (1046 chars)

   "Charming Atmore Haven!" Here is the property you have been looking for! This delightful 3-bedroom, 2-bathroom home, boasting over 1,280 sq. ft. , is ready to for you! Forget parking woes with your own private gravel driveway. Inside, an open-concept living and kitchen area awaits, great for entertaining guests. The adorable kitchen is a chef's dream, featuring brand new appliances and plenty of cabinet space, plus room for bar stools for extra seating. New vinyl flooring flows seamlessly throughout, creating an inviting atmosphere in every room. Privacy is key with a split bedroom design, placing the master suite on one end. Indulge in the master bathroom's large soaking tub, separate shower, and spacious walk-in closet. This home is brimming with charm and convenience. Don't miss out – call today to schedule your private showing and experience it for yourself! * Park rules/regulations and lot rent apply * Buyer to verify all information during due diligence! Buyer to verify all information during due diligence.

5. 2026-02-10
   listed $62,000 Active 1046-char remark

   Show marketing remark (1046 chars)

   "Charming Atmore Haven!" Here is the property you have been looking for! This delightful 3-bedroom, 2-bathroom home, boasting over 1,280 sq. ft. , is ready to for you! Forget parking woes with your own private gravel driveway. Inside, an open-concept living and kitchen area awaits, great for entertaining guests. The adorable kitchen is a chef's dream, featuring brand new appliances and plenty of cabinet space, plus room for bar stools for extra seating. New vinyl flooring flows seamlessly throughout, creating an inviting atmosphere in every room. Privacy is key with a split bedroom design, placing the master suite on one end. Indulge in the master bathroom's large soaking tub, separate shower, and spacious walk-in closet. This home is brimming with charm and convenience. Don't miss out – call today to schedule your private showing and experience it for yourself! * Park rules/regulations and lot rent apply * Buyer to verify all information during due diligence! Buyer to verify all information during due diligence.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,381
• − Mortgage interest: −$3,025
• − Property taxes: −$810
• − Insurance: −$270
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$1,571
• Taxable income: $10,605
• Est. tax owed @ 24.0%: −$2,545
• After-tax cash flow: $8,288/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This charming 3-bedroom, 2-bathroom home is move-in ready with new appliances, flooring, and exterior features. It offers a good condition score and is ready for a fresh coat of paint and landscaping to maximize its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves property's visual appeal
• Both New flooring in bathrooms — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal ↑
• Both New flooring in bathrooms — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-12.9% since first listed

5 events — show timeline

• 2026-05-18 Pending — BCAR
• 2026-05-04 Relisted — BCAR
• 2026-04-20 Pending — BCAR
• 2026-03-25 Price Changed $54,000 BCAR
• 2026-02-10 Listed $62,000 BCAR