313 Cloverdale Rd · Atmore, AL 36502

$105,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 163 Days on market

Built 1960 0.38 ac lot $85/sqft · 33% below area Est $152k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Long term tenant already in place!! Great investment. Very convenient to downtown Atmore! Only 3 blocks from community hospital. This home has a lot of potential and in an ideal location!! Buyer to verify all information during due diligence. Buyer and/or buyer agent responsible for verifying all information during due diligence. PROPERTY IS BEING SOLD AS IS.

Key facts

• 0.38 acre lot
• Built 1960
• Listed 162 days

Tags

• CONVENIENT TO DOWNTOWN ATMORE

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$152,404) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
7. 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.
8. 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.
9. 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: 1.53% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.20%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

• ARV (median comp): $152,404
• List price: $105,000
• Delta: -31.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 E Horner St	0.23mi	3/2.0	1,201 (-2%)	11mo	$163,000	$136	76
205 12th Ave	0.27mi	3/2.0	1,200 (-2%)	15mo	$229,000	$191	70
609 E Pine St	0.41mi	3/1.0	1,328 (+8%)	0mo	$165,000	$124	63
506 E Horner St	0.41mi	3/1.0	1,241 (+1%)	17mo	$124,000	$100	61
311 4th Ave	0.38mi	4/1.5 (+1)	1,200 (-2%)	13mo	$129,000	$108	60
511 E Pine St	0.59mi	3/1.0	1,254 (+2%)	8mo	$150,000	$120	59
611 E Poplar St	0.29mi	3/1.0	1,104 (-10%)	13mo	$115,000	$104	54
202 5th Ave	0.42mi	2/1.0 (-1)	1,191 (-3%)	18mo	$143,000	$120	51
106 2nd Ave	0.64mi	2/1.0 (-1)	1,232 (+0%)	17mo	$65,000	$53	47
514 5th Ave	0.47mi	2/1.0 (-1)	1,092 (-11%)	12mo	$132,500	$121	40
216 Perdido St	0.74mi	2/2.0 (-1)	1,142 (-7%)	11mo	$55,000	$48	40

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: 18.7%
• Equity multiple: 1.76×
• Total profit: $22,284
• Equity at exit: $15,656

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $69,952
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $617

Break-even live

Break-even rent $827

Max offer price $105,000

Occupancy floor 57%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $105,000 Active 163 DOM
2. 2026-06-18
   days on market $105,000 Active 162 DOM
3. 2026-06-17
   days on market $105,000 Active 161 DOM
4. 2026-06-16
   days on market $105,000 Active 160 DOM
5. 2026-06-15
   days on market $105,000 Active 159 DOM
6. 2026-06-14
   days on market $105,000 Active 157 DOM
7. 2026-06-12
   days on market $105,000 Active 156 DOM
8. 2026-06-09
   days on market $105,000 Active 153 DOM
9. 2026-06-08
   days on market $105,000 Active 152 DOM
10. 2026-06-07
    days on market $105,000 Active 151 DOM
11. 2026-06-04
    days on market $105,000 Active 147 DOM
12. 2026-06-02
    days on market $105,000 Active 146 DOM
13. 2026-06-01
    days on market $105,000 Active 145 DOM
14. 2026-05-31
    days on market $105,000 Active 144 DOM
15. 2026-05-31
    days on market $105,000 Active 143 DOM
16. 2026-01-07
    listed $105,000 Active 362-char remark

    Show marketing remark (362 chars)

    Long term tenant already in place!! Great investment. Very convenient to downtown Atmore! Only 3 blocks from community hospital. This home has a lot of potential and in an ideal location!! Buyer to verify all information during due diligence. Buyer and/or buyer agent responsible for verifying all information during due diligence. PROPERTY IS BEING SOLD AS IS.

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $711 · $59/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,306
• − Mortgage interest: −$5,882
• − Property taxes: −$711
• − Insurance: −$525
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,055
• Taxable income: $6,045
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $5,957/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

1 event — show timeline

• 2026-01-07 Listed $105,000 BCAR

Property tax history

+2.6%/yr

Latest (2025): $711 · +4.4% YoY. Source: county tax records.