10641 Lott Cemetery Rd · Chunchula, AL 36521

$204,214

2 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 211 Days on market

Built 2002 0.55 ac lot $143/sqft · 13% below area Est $251k · 19% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.6/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

VALUE RANGE PRICING. SELLER TO CONSIDER OFFERS FROM $209,000 TO $219,000. THE LOWER AND UPPER VALUE RANGE OF THE MARKET. Welcome to 10641 Lott Cemetery Road, where peaceful country living meets modern comfort. This beautiful home sits on a quiet road surrounded by mature oak trees and features a fenced backyard with plenty of space for kids and dogs to play. Inside, you’ll find a spacious family room with stunning hardwood floors that flow throughout the open layout. The kitchen offers cherry cabinets, granite countertops, a deep undermount sink, and a custom tiled backsplash. This home features a desirable split floor plan, with the primary suite on one side and two additional bedrooms on the other. The roof is approximately 3 years old, and the HVAC system is approximately 5 years old, providing peace of mind for years to come. The storage shed on the property will convey as is. This property is USDA eligible for qualified buyers.

Key facts

• Cherry cabinets
• Deep undermount sink
• Granite countertops

Tags

• FENCED BACKYARD
• HARDWOOD FLOORS
• CHERRY CABINETS
• GRANITE COUNTERTOPS
• DEEP UNDERMOUNT SINK
• CUSTOM TILED BACKSPLASH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (36.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (52.4% below list).
• Recommended offer: $97k (52.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#403 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime D, 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: J E Turner Elementary (math 16% / reading 50%, grade F, #323 of 627 statewide, top 52%, 532 students, 60% FRL); Semmes Middle School (math 8% / reading 35%, grade F, #185 of 257 statewide, top 73%, 1,318 students, 68% FRL); Mary G Montgomery High School (math 13% / reading 18%, grade F, #211 of 305 statewide, top 69%, 1,965 students, 53% FRL).
• Market conditions: 49 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 $22k of equity ($1k loan paydown + $20k 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.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $204k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $97,118 (52.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
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 D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.48% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.90%
• DSCR: 0.60
• GRM: 17.5

CMA / ARV

• ARV (median comp): $250,869
• List price: $204,214
• Delta: -18.60%
• 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
10916 Brighton Dr W	0.53mi	3/2.0 (+1)	1,404 (-2%)	2mo	$228,300	$163	62
10926 Brighton Dr W	0.56mi	3/2.0 (+1)	1,404 (-2%)	1mo	$224,900	$160	62
10936 Brighton Dr W	0.56mi	3/2.0 (+1)	1,404 (-2%)	3mo	$224,900	$160	60
10857 Brighton Dr E	0.56mi	3/2.0 (+1)	1,404 (-2%)	4mo	$226,900	$162	58
10480 Lott Rd	0.25mi	3/2.0 (+1)	1,571 (+10%)	9mo	$235,000	$150	55
10979 Brighton Dr E	0.62mi	3/2.0 (+1)	1,404 (-2%)	5mo	$238,000	$170	55
10966 Brighton Dr	0.61mi	3/2.0 (+1)	1,443 (+1%)	11mo	$200,000	$139	52
9783 Brighton Dr N	0.50mi	3/2.0 (+1)	1,404 (-2%)	17mo	$216,500	$154	51
9770 Brighton Ct	0.62mi	3/2.0 (+1)	1,404 (-2%)	16mo	$217,500	$155	46
10959 Brighton Dr E	0.62mi	3/2.0 (+1)	1,404 (-2%)	16mo	$215,000	$153	46
9850 Cleborne Rd	0.58mi	3/2.0 (+1)	1,590 (+11%)	6mo	$127,000	$80	40
10907 Lott Rd	0.43mi	3/2.0 (+1)	1,624 (+14%)	16mo	$241,000	$148	35

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 2.47×
• Total profit: $84,089
• Equity at exit: $183,972

10-year hold

• IRR: 16.8%
• Equity multiple: 5.70×
• Total profit: $268,630
• Equity at exit: $396,743

Cash invested: $57,180 (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 36521

• Home prices YoY: 13.5%
• Active inventory: 49
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$1,071
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-424

Break-even live

Break-even rent $1,508

Max offer price $129,296

Occupancy floor —

Sensitivity live

Price	-10% $-308	-5% $-366	+0% $-424	+5% $-715	+10% $-785
Rent	-10% $-501	-5% $-462	+0% $-424	+5% $-386	+10% $-347
Rate	-1.0pp $-321	-0.5pp $-372	base $-424	+0.5pp $-477	+1.0pp $-531

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: $51,054
• Closing costs: $6,126
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-01
   statusdays on market $204,214 Pending 211 DOM
2. 2026-05-31
   days on market $204,214 Active 210 DOM
3. 2026-05-30
   days on market $204,214 Active 209 DOM
4. 2026-04-07
   status Active 973-char remark

   Show marketing remark (973 chars)

   VALUE RANGE PRICING. SELLER TO CONSIDER OFFERS FROM $209,000 TO $219,000. THE LOWER AND UPPER VALUE RANGE OF THE MARKET. Welcome to 10641 Lott Cemetery Road, where peaceful country living meets modern comfort. This beautiful home sits on a quiet road surrounded by mature oak trees and features a fenced backyard with plenty of space for kids and dogs to play. Inside, you’ll find a spacious family room with stunning hardwood floors that flow throughout the open layout. The kitchen offers cherry cabinets, granite countertops, a deep undermount sink, and a custom tiled backsplash. This home features a desirable split floor plan, with the primary suite on one side and two additional bedrooms on the other. The roof is approximately 3 years old, and the HVAC system is approximately 5 years old, providing peace of mind for years to come. The storage shed on the property will convey as is. This property is USDA eligible for qualified buyers.

5. 2026-04-02
   status Pending 973-char remark

   Show marketing remark (973 chars)

   VALUE RANGE PRICING. SELLER TO CONSIDER OFFERS FROM $209,000 TO $219,000. THE LOWER AND UPPER VALUE RANGE OF THE MARKET. Welcome to 10641 Lott Cemetery Road, where peaceful country living meets modern comfort. This beautiful home sits on a quiet road surrounded by mature oak trees and features a fenced backyard with plenty of space for kids and dogs to play. Inside, you’ll find a spacious family room with stunning hardwood floors that flow throughout the open layout. The kitchen offers cherry cabinets, granite countertops, a deep undermount sink, and a custom tiled backsplash. This home features a desirable split floor plan, with the primary suite on one side and two additional bedrooms on the other. The roof is approximately 3 years old, and the HVAC system is approximately 5 years old, providing peace of mind for years to come. The storage shed on the property will convey as is. This property is USDA eligible for qualified buyers.

6. 2026-03-18
   price $209,219 973-char remark

   Show marketing remark (973 chars)

   VALUE RANGE PRICING. SELLER TO CONSIDER OFFERS FROM $209,000 TO $219,000. THE LOWER AND UPPER VALUE RANGE OF THE MARKET. Welcome to 10641 Lott Cemetery Road, where peaceful country living meets modern comfort. This beautiful home sits on a quiet road surrounded by mature oak trees and features a fenced backyard with plenty of space for kids and dogs to play. Inside, you’ll find a spacious family room with stunning hardwood floors that flow throughout the open layout. The kitchen offers cherry cabinets, granite countertops, a deep undermount sink, and a custom tiled backsplash. This home features a desirable split floor plan, with the primary suite on one side and two additional bedrooms on the other. The roof is approximately 3 years old, and the HVAC system is approximately 5 years old, providing peace of mind for years to come. The storage shed on the property will convey as is. This property is USDA eligible for qualified buyers.

7. 2025-11-21
   price $214,224 973-char remark

   Show marketing remark (973 chars)

   VALUE RANGE PRICING. SELLER TO CONSIDER OFFERS FROM $209,000 TO $219,000. THE LOWER AND UPPER VALUE RANGE OF THE MARKET. Welcome to 10641 Lott Cemetery Road, where peaceful country living meets modern comfort. This beautiful home sits on a quiet road surrounded by mature oak trees and features a fenced backyard with plenty of space for kids and dogs to play. Inside, you’ll find a spacious family room with stunning hardwood floors that flow throughout the open layout. The kitchen offers cherry cabinets, granite countertops, a deep undermount sink, and a custom tiled backsplash. This home features a desirable split floor plan, with the primary suite on one side and two additional bedrooms on the other. The roof is approximately 3 years old, and the HVAC system is approximately 5 years old, providing peace of mind for years to come. The storage shed on the property will convey as is. This property is USDA eligible for qualified buyers.

8. 2025-10-28
   listed $219,229 Active 973-char remark

   Show marketing remark (973 chars)

   VALUE RANGE PRICING. SELLER TO CONSIDER OFFERS FROM $209,000 TO $219,000. THE LOWER AND UPPER VALUE RANGE OF THE MARKET. Welcome to 10641 Lott Cemetery Road, where peaceful country living meets modern comfort. This beautiful home sits on a quiet road surrounded by mature oak trees and features a fenced backyard with plenty of space for kids and dogs to play. Inside, you’ll find a spacious family room with stunning hardwood floors that flow throughout the open layout. The kitchen offers cherry cabinets, granite countertops, a deep undermount sink, and a custom tiled backsplash. This home features a desirable split floor plan, with the primary suite on one side and two additional bedrooms on the other. The roof is approximately 3 years old, and the HVAC system is approximately 5 years old, providing peace of mind for years to come. The storage shed on the property will convey as is. This property is USDA eligible for qualified buyers.

9. 2020-08-14
   soldstatus $122,000 721-char remark

   Show marketing remark (721 chars)

   Welcome to 10641 Lott Cemetery Road. This home is wonderful, inside and out! The family room has beautiful hard wood floors that flow freely throughout this open layout. The kitchen has very nice cherry cabinets, granite countertops, deep under mount sink, and a custom tiled backslash. This home is a split floor plan with 2 bedrooms on one end of the home and the master bedroom on the other. All bedrooms have new flooring. Both bathrooms have been updated with the nicest amenities (granite, sinks, lighting, and ceramic tile). This home has new HVAC. The seller is a relative of the listing agent. The storage building is being "Sold AS IS". Property may be subject to the Alabama Right of Redemption Laws.

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $837 · $70/mo
• Expected delta: +$413/yr (+$34/mo · 97.6%)

ⓘ 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 7/10 Severe
• 🌡 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: $11,654
• − Mortgage interest: −$11,439
• − Property taxes: −$424
• − Insurance: −$1,021
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$5,941
• Taxable loss: −$9,035
• Est. tax savings @ 24.0%: +$2,168
• After-tax cash flow: $-2,921/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 — Chunchula

• Score: 56/100
• State rank: #403
• US rank: #22440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,060

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 3% Hispanic / Latino 2% Native American 2% Asian 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▲ 46.65%
• Current HPI: 391.2182
• 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

+71.5% since first listed

6 events — show timeline

• 2026-04-07 Relisted — GCMLS AL
• 2026-04-02 Pending — GCMLS AL
• 2026-03-18 Price Changed $209,219 GCMLS AL
• 2025-11-21 Price Changed $214,224 GCMLS AL
• 2025-10-28 Listed $219,229 GCMLS AL
• 2020-08-14 Sold (MLS) $122,000 GCMLS AL

Property tax history

+0.6%/yr

Latest (2025): $424 · +4.0% YoY. Source: county tax records.