926 Tumbling Ln · Atmore, AL 36502

$115,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 2 Days on market

Built 1995 2.00 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• 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

Robinsonville, AL. NEW PRICE!! Sought after area within minutes of Atmore and Brewton. Room to move and air to breathe! Country chique and down home charm describes this unique home. As you will see the house has been remodeled and designed for living in the country. This is no ordinary 3 bedroom, 2 bath home -. The master suite is huge with it's own equally large master bath, plus 2 more big bedrooms! The modern eat in kitchen is open to the family room, where there is plenty of room for everyone to be comfortable or used to entertain your friends. Wood and metal create this warm barn door feel. This home has 2 acres which include workshop (with concrete slab) 24' x 40' with lean-to 16'x 40', plus a 10' x 20' shed. Please make your appointment to see this unusual and unique home in the country with room to grow. Property has 2 parcels, add30 26 06 24 0 200 008.000. Call me today 251-359-6523!

Key facts

• French doors
• Split bedroom plan
• Walk in closet

Tags

• SPACIOUS LIVING ROOM
• FIREPLACE
• VAULTED CEILINGS
• FRENCH DOORS
• SPLIT BEDROOM PLAN
• WALK IN CLOSET

Property features AI

Finance

• Other: Property consists of 2 lots (1–3 acres, metes and bounds); Mineral rights convey to buyer if any; Ownership: whole/full; Zoning: outside corporate limits
• Financial info: No investor or income/expense details provided
• HOA & community: No homeowners association; no transfer fees; No community amenities listed

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Sewer: septic tank; Electric service: Alabama Power
• Home design: Single-story home; Resale property; One level
• Construction: Vinyl siding with wood frame construction; Metal roof
• Exterior features: Covered front porch; Storage building/structure on the property; No waterfront

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator with ice maker; Breakfast area open to the kitchen
• Bedrooms: Primary bedroom with en suite bath and walk-in closet (Main level); Bedroom 2 approximately 10 x 12; Bedroom 3 approximately 12 x 12
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Primary bathroom with soaking tub, separate shower, and single vanity
• Heating & cooling: Central heating; Central electric cooling; Ceiling fans for additional cooling
• Interior features: Ceiling fans; Internet access; Split bedroom floor plan; Fireplace in the great room
• Laundry & utility: Washer and dryer included; Laundry room on main level (inside), approximately 11 x 7

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 11.2% 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 $795 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.
• Current owner paid $38k; list at $115k implies a 199% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.39% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $11,185
• Equity at exit: $17,147

10-year hold

• IRR: 18.0%
• Equity multiple: 2.50×
• Total profit: $48,205
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $468

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 66%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-20
   listed $115,000 Active
2. 2021-08-23
   soldstatus $38,500
3. 2018-03-09
   soldstatus $55,000 906-char remark

   Show marketing remark (908 chars)

   Robinsonville, AL! NEW PRICE!! Sought after area within minutes of Atmore and Brewton. Room to move and air to breathe. Country chique and down home charm describes this unique home. As you will see the house has been remodeled and designed for living in the country. This is no ordinary 3 bedroom, 2 bath home -. The master suite is huge with it's own equally large master bath, plus 2 more big bedrooms! The modern eat in kitchen is open to the family room, where there is plenty of room for everyone to be comfortable or used to entertain your friends. Wood and metal create this warm barn door feel. This home has 2 acres which include workshop (with concrete slab) 24' x 40' with lean-to 16'x 40', plus a 10' x 20' shed. Please make your appointment to see this unusual and unique home in the country with room to grow. Property has 2 parcels, add 30 26 06 24 0 200 008.000. Call me today 251-359-6523!

4. 2018-03-09
   soldstatus $55,000 908-char remark

   Show marketing remark (908 chars)

   Robinsonville, AL! NEW PRICE!! Sought after area within minutes of Atmore and Brewton. Room to move and air to breathe. Country chique and down home charm describes this unique home. As you will see the house has been remodeled and designed for living in the country. This is no ordinary 3 bedroom, 2 bath home -. The master suite is huge with it's own equally large master bath, plus 2 more big bedrooms! The modern eat in kitchen is open to the family room, where there is plenty of room for everyone to be comfortable or used to entertain your friends. Wood and metal create this warm barn door feel. This home has 2 acres which include workshop (with concrete slab) 24' x 40' with lean-to 16'x 40', plus a 10' x 20' shed. Please make your appointment to see this unusual and unique home in the country with room to grow. Property has 2 parcels, add 30 26 06 24 0 200 008.000. Call me today 251-359-6523!

5. 2017-11-22
   listed $59,900 906-char remark

   Show marketing remark (908 chars)

   Robinsonville, AL! NEW PRICE!! Sought after area within minutes of Atmore and Brewton. Room to move and air to breathe. Country chique and down home charm describes this unique home. As you will see the house has been remodeled and designed for living in the country. This is no ordinary 3 bedroom, 2 bath home -. The master suite is huge with it's own equally large master bath, plus 2 more big bedrooms! The modern eat in kitchen is open to the family room, where there is plenty of room for everyone to be comfortable or used to entertain your friends. Wood and metal create this warm barn door feel. This home has 2 acres which include workshop (with concrete slab) 24' x 40' with lean-to 16'x 40', plus a 10' x 20' shed. Please make your appointment to see this unusual and unique home in the country with room to grow. Property has 2 parcels, add 30 26 06 24 0 200 008.000. Call me today 251-359-6523!

6. 2017-11-22
   listed $59,900 908-char remark

   Show marketing remark (908 chars)

   Robinsonville, AL! NEW PRICE!! Sought after area within minutes of Atmore and Brewton. Room to move and air to breathe. Country chique and down home charm describes this unique home. As you will see the house has been remodeled and designed for living in the country. This is no ordinary 3 bedroom, 2 bath home -. The master suite is huge with it's own equally large master bath, plus 2 more big bedrooms! The modern eat in kitchen is open to the family room, where there is plenty of room for everyone to be comfortable or used to entertain your friends. Wood and metal create this warm barn door feel. This home has 2 acres which include workshop (with concrete slab) 24' x 40' with lean-to 16'x 40', plus a 10' x 20' shed. Please make your appointment to see this unusual and unique home in the country with room to grow. Property has 2 parcels, add 30 26 06 24 0 200 008.000. Call me today 251-359-6523!

7. 2011-01-19
   soldstatus $38,500

ⓘ 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 2/10 Low
• 🌡 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: $19,178
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$3,345
• Taxable income: $4,022
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $4,648/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

• 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

+198.7% since first listed

7 events — show timeline

• 2026-05-20 Listed $115,000 BCAR
• 2021-08-23 Sold (Public Records) $38,500 Public Records
• 2018-03-09 Sold (MLS) $55,000 PARMLS
• 2018-03-09 Sold (MLS) $55,000 BCAR
• 2017-11-22 Listed $59,900 PARMLS
• 2017-11-22 Listed $59,900 BCAR
• 2011-01-19 Sold (Public Records) $38,500 Public Records

Property tax history

+5.8%/yr

Latest (2018): $89 · +57.8% YoY. Source: county tax records.