364 Mcclung St · Phil Campbell, AL 35581

$98,500

3 bd · 1.0 ba · 1,485 sqft · SingleFamily public records · 320 Days on market

Built 1970 9,148 sqft lot $66/sqft · 34% below area Est $162k · 39% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Appreciation +5.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Charming brick home in downtown Phil Campbell, AL! This 3-bedroom, 1-bath home offers approx—1,600 sq ft of potential. Features include a spacious living room with hardwood floors, a family room (formerly an enclosed carport), a fireplace, and a functional kitchen. Hardwood floors also extend into the bedrooms. Enjoy a fenced yard, outside storage building, and a level lot—perfect for outdoor living. This property needs some TLC but has great bones and tons of potential. Buyer to verify all information. Don’t miss this opportunity to make it your own!

Key facts

• Functional kitchen
• Brick home
• Hardwood floors

Tags

• BRICK HOME
• DOWNTOWN PHIL CAMPBELL
• SPACIOUS LIVING ROOM
• HARDWOOD FLOORS
• FIREPLACE
• FUNCTIONAL KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#361 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Franklin County (rural): math 17% / reading 36% proficiency, ranked #84 of 129 in AL (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 32 active listings in the ZIP; 15 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $996 of equity ($681 loan paydown + $315 appreciation (0.3% local appreciation)).
• At projected returns (0.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $98k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $86,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 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 1970 — 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: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $161,727
• List price: $98,500
• Delta: -39.09%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Jackson St	0.13mi	4/2.0 (+1)	1,508 (+2%)	2mo	$174,900	$116	81
1440 Pike Ave	0.27mi	4/1.5 (+1)	1,416 (-5%)	2mo	$134,000	$95	71
1247 Pike Ave	0.46mi	3/2.0	1,512 (+2%)	15mo	$137,800	$91	59
1185 Pike Ave	0.53mi	3/1.5	1,694 (+14%)	11mo	$170,000	$100	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.41×
• Total profit: $11,303
• Equity at exit: $30,189

10-year hold

• IRR: 13.1%
• Equity multiple: 2.48×
• Total profit: $40,863
• Equity at exit: $37,581

Cash invested: $27,580 (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 35581

• Home prices YoY: 0.2%
• Active inventory: 32
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $199

Break-even live

Break-even rent $862

Max offer price $98,500

Occupancy floor 77%

Sensitivity live

Price	-10% $267	-5% $233	+0% $199	+5% $165	+10% $131
Rent	-10% $111	-5% $155	+0% $199	+5% $243	+10% $287
Rate	-1.0pp $249	-0.5pp $224	base $199	+0.5pp $173	+1.0pp $148

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $98,500 Active 320 DOM
2. 2026-06-19
   days on market $98,500 Active 318 DOM
3. 2026-06-18
   days on market $98,500 Active 317 DOM
4. 2026-06-17
   days on market $98,500 Active 316 DOM
5. 2026-06-16
   days on market $98,500 Active 315 DOM
6. 2026-06-15
   days on market $98,500 Active 314 DOM
7. 2026-06-14
   days on market $98,500 Active 312 DOM
8. 2026-06-13
   days on market $98,500 Active 311 DOM
9. 2026-06-10
   days on market $98,500 Active 309 DOM
10. 2026-06-09
    days on market $98,500 Active 308 DOM
11. 2026-06-08
    days on market $98,500 Active 307 DOM
12. 2026-06-07
    days on market $98,500 Active 306 DOM
13. 2026-06-05
    days on market $98,500 Active 303 DOM
14. 2026-06-03
    days on market $98,500 Active 302 DOM
15. 2026-06-02
    days on market $98,500 Active 301 DOM
16. 2026-06-01
    days on market $98,500 Active 300 DOM
17. 2026-05-31
    days on market $98,500 Active 299 DOM
18. 2026-05-30
    days on market $98,500 Active 298 DOM
19. 2026-02-27
    price $98,500 575-char remark

    Show marketing remark (575 chars)

    Charming brick home in downtown Phil Campbell, AL! This 3-bedroom, 1-bath home offers approx—1,600 sq ft of potential. Features include a spacious living room with hardwood floors, a family room (formerly an enclosed carport), a fireplace, and a functional kitchen. Hardwood floors also extend into the bedrooms. Enjoy a fenced yard, outside storage building, and a level lot—perfect for outdoor living. This property needs some TLC but has great bones and tons of potential. Buyer to verify all information. Don’t miss this opportunity to make it your own!

20. 2025-11-24
    price $99,500 575-char remark

    Show marketing remark (575 chars)

    Charming brick home in downtown Phil Campbell, AL! This 3-bedroom, 1-bath home offers approx—1,600 sq ft of potential. Features include a spacious living room with hardwood floors, a family room (formerly an enclosed carport), a fireplace, and a functional kitchen. Hardwood floors also extend into the bedrooms. Enjoy a fenced yard, outside storage building, and a level lot—perfect for outdoor living. This property needs some TLC but has great bones and tons of potential. Buyer to verify all information. Don’t miss this opportunity to make it your own!

21. 2025-11-17
    price $104,000 575-char remark

    Show marketing remark (575 chars)

    Charming brick home in downtown Phil Campbell, AL! This 3-bedroom, 1-bath home offers approx—1,600 sq ft of potential. Features include a spacious living room with hardwood floors, a family room (formerly an enclosed carport), a fireplace, and a functional kitchen. Hardwood floors also extend into the bedrooms. Enjoy a fenced yard, outside storage building, and a level lot—perfect for outdoor living. This property needs some TLC but has great bones and tons of potential. Buyer to verify all information. Don’t miss this opportunity to make it your own!

22. 2025-10-23
    status Active 575-char remark

    Show marketing remark (575 chars)

    Charming brick home in downtown Phil Campbell, AL! This 3-bedroom, 1-bath home offers approx—1,600 sq ft of potential. Features include a spacious living room with hardwood floors, a family room (formerly an enclosed carport), a fireplace, and a functional kitchen. Hardwood floors also extend into the bedrooms. Enjoy a fenced yard, outside storage building, and a level lot—perfect for outdoor living. This property needs some TLC but has great bones and tons of potential. Buyer to verify all information. Don’t miss this opportunity to make it your own!

23. 2025-10-23
    price $108,000 575-char remark

    Show marketing remark (575 chars)

    Charming brick home in downtown Phil Campbell, AL! This 3-bedroom, 1-bath home offers approx—1,600 sq ft of potential. Features include a spacious living room with hardwood floors, a family room (formerly an enclosed carport), a fireplace, and a functional kitchen. Hardwood floors also extend into the bedrooms. Enjoy a fenced yard, outside storage building, and a level lot—perfect for outdoor living. This property needs some TLC but has great bones and tons of potential. Buyer to verify all information. Don’t miss this opportunity to make it your own!

24. 2025-10-01
    status Pending 575-char remark

    Show marketing remark (575 chars)

    Charming brick home in downtown Phil Campbell, AL! This 3-bedroom, 1-bath home offers approx—1,600 sq ft of potential. Features include a spacious living room with hardwood floors, a family room (formerly an enclosed carport), a fireplace, and a functional kitchen. Hardwood floors also extend into the bedrooms. Enjoy a fenced yard, outside storage building, and a level lot—perfect for outdoor living. This property needs some TLC but has great bones and tons of potential. Buyer to verify all information. Don’t miss this opportunity to make it your own!

25. 2025-07-14
    listed $109,000 Active 575-char remark

    Show marketing remark (575 chars)

    Charming brick home in downtown Phil Campbell, AL! This 3-bedroom, 1-bath home offers approx—1,600 sq ft of potential. Features include a spacious living room with hardwood floors, a family room (formerly an enclosed carport), a fireplace, and a functional kitchen. Hardwood floors also extend into the bedrooms. Enjoy a fenced yard, outside storage building, and a level lot—perfect for outdoor living. This property needs some TLC but has great bones and tons of potential. Buyer to verify all information. Don’t miss this opportunity to make it your own!

26. 2021-05-14
    soldstatus $55,000
27. 2021-05-14
    soldstatus $55,000
28. 2021-05-06
    soldstatus $55,555 77-char remark

    Show marketing remark (77 chars)

    Good starter home, 3 bedroom 1 bath with hardwood floors and updated kitchen.

29. 2021-03-16
    listed $55,000 77-char remark

    Show marketing remark (77 chars)

    Good starter home, 3 bedroom 1 bath with hardwood floors and updated kitchen.

30. 2019-01-07
    soldstatus $38,000
31. 2019-01-03
    soldstatus $38,000
32. 2018-10-30
    listed $39,900

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,363
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,865
• Taxable income: $872
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,179/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: Franklin County
• NCES district ID: 0101590
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $37,979
• Composite: 22.08/100
• National rank: #8187
• State rank: #84 of 129 in AL

Livability — Phil Campbell

• Score: 58/100
• State rank: #361
• US rank: #21096

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phil Campbell, AL
• City population: 6,271
• Population (ZIP): 6,271

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 31,545 people
• By 2030: 31,335 · -0.7%
• By 2040: 30,983 · -1.8%
• By 2050: 30,744 · -2.5%
• By 2075: 30,173 · -4.3%
• By 2100: 29,478 · -6.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 5% Native American 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+73.3) · D 13.0% · R 86.2%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.2pp · 2024: -73.3pp
• All cycles: 2024: R+73.3 2020: R+65.9 2016: R+60.8 2012: R+40.5 2008: R+39.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.32%
• Current HPI: 171.0186
• 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

+146.9% since first listed

14 events — show timeline

• 2026-02-27 Price Changed $98,500 SAARMLS
• 2025-11-24 Price Changed $99,500 SAARMLS
• 2025-11-17 Price Changed $104,000 SAARMLS
• 2025-10-23 Relisted — SAARMLS
• 2025-10-23 Price Changed $108,000 SAARMLS
• 2025-10-01 Pending — SAARMLS
• 2025-07-14 Listed $109,000 SAARMLS
• 2021-05-14 Sold (Public Records) $55,000 Public Records
• 2021-05-14 Sold (Public Records) $55,000 Public Records
• 2021-05-06 Sold (MLS) $55,555 SAARMLS
• 2021-03-16 Listed $55,000 SAARMLS
• 2019-01-07 Sold (Public Records) $38,000 Public Records
• 2019-01-03 Sold (MLS) $38,000 SAARMLS
• 2018-10-30 Listed $39,900 SAARMLS

Property tax history

+53.9%/yr

Latest (2025): $177 · +6.2% YoY. Source: county tax records.