19585 4th St N · Citronelle, AL 36522

$159,900

3 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 85 Days on market

Built 2008 0.38 ac lot $91/sqft · 27% below area Est $195k · 18% 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 +23.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath single-family home offering 1,558 square feet of comfortable living space. The home features a large living room and kitchen, perfect for everyday living and entertaining, along with a separate dining room. Situated on a spacious corner lot, the property boasts a large fenced-in backyard ideal for outdoor activities, pets, or gatherings. Don't miss your chance to make this beautiful home yours. Schedule to see this home today!

Key facts

• Separate dining room
• Large living room
• Spacious corner lot

Tags

• LARGE LIVING ROOM
• SEPARATE DINING ROOM
• LARGE FENCED-IN BACKYARD
• SPACIOUS CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.8% in Citronelle — 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 61/100 on livability (#254 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: employment C-, 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: Mcdavidjones Elementary School (math 20% / reading 45%, grade F, #329 of 627 statewide, top 53%, 836 students, 69% FRL); Lott Middle School (math 9% / reading 44%, grade F, #150 of 257 statewide, top 60%, 429 students, 82% FRL); Citronelle High School (math 8% / reading 8%, grade F, #261 of 305 statewide, top 87%, 719 students, 70% FRL).
• Market conditions: 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $120k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $194,728
• List price: $159,900
• Delta: -17.89%
• 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
8350 Grove Park	0.14mi	3/1.5	1,680 (-4%)	9mo	$191,500	$114	76
8305 North St	0.22mi	3/2.0	1,907 (+8%)	5mo	$279,900	$147	72
8600 Williams St W	0.25mi	3/2.0	1,664 (-6%)	11mo	$140,000	$84	70
8495 Lebaron Ave W	0.39mi	4/2.5 (+1)	1,803 (+2%)	3mo	$255,000	$141	68
8450 Craft Dr	0.11mi	3/2.0	1,512 (-14%)	10mo	$235,000	$155	63
19855 Indiana St	0.40mi	3/2.0	1,691 (-4%)	20mo	$225,000	$133	58
20080 3rd St N	0.75mi	3/2.0	1,731 (-2%)	11mo	$230,000	$133	53
19860 Indiana St	0.41mi	3/2.0	1,500 (-15%)	5mo	$190,500	$127	52
19305 1st St	0.74mi	3/1.0	1,794 (+2%)	7mo	$163,000	$91	52
19265 Howard Ave	0.50mi	4/2.5 (+1)	1,934 (+10%)	4mo	$24,000	$12	50
8770 State St	0.75mi	3/2.0	1,536 (-13%)	8mo	$249,000	$162	37
19245 5th St N	0.55mi	4/2.0 (+1)	1,500 (-15%)	20mo	$179,900	$120	28

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: 30.2%
• Equity multiple: 3.38×
• Total profit: $106,539
• Equity at exit: $144,051

10-year hold

• IRR: 26.2%
• Equity multiple: 7.66×
• Total profit: $298,257
• Equity at exit: $310,651

Cash invested: $44,772 (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 36522

• Home prices YoY: 11.8%
• Active inventory: 63
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $306

Break-even live

Break-even rent $1,212

Max offer price $159,900

Occupancy floor 76%

Sensitivity live

Price	-10% $397	-5% $352	+0% $306	+5% $261	+10% $216
Rent	-10% $180	-5% $243	+0% $306	+5% $370	+10% $433
Rate	-1.0pp $387	-0.5pp $347	base $306	+0.5pp $265	+1.0pp $223

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8685 W Williams St Citronelle, AL	3.0	2.0	1716	$1,600	$0.93	15d	1	0.40mi

Listing history 14 events

1. 2026-06-21
   days on market $159,900 Active 85 DOM
2. 2026-06-18
   days on market $159,900 Active 82 DOM
3. 2026-06-17
   days on market $159,900 Active 81 DOM
4. 2026-06-16
   days on market $159,900 Active 80 DOM
5. 2026-06-15
   status $159,900 Active 79 DOM
6. 2026-06-01
   status $159,900 Pending 79 DOM
7. 2026-05-31
   days on market $159,900 Active 79 DOM
8. 2026-05-30
   days on market $159,900 Active 78 DOM
9. 2026-05-02
   price $159,900 457-char remark

   Show marketing remark (457 chars)

   Charming 3-bedroom, 2-bath single-family home offering 1,558 square feet of comfortable living space. The home features a large living room and kitchen, perfect for everyday living and entertaining, along with a separate dining room. Situated on a spacious corner lot, the property boasts a large fenced-in backyard ideal for outdoor activities, pets, or gatherings. Don't miss your chance to make this beautiful home yours. Schedule to see this home today!

10. 2026-03-15
    status Active 457-char remark

    Show marketing remark (457 chars)

    Charming 3-bedroom, 2-bath single-family home offering 1,558 square feet of comfortable living space. The home features a large living room and kitchen, perfect for everyday living and entertaining, along with a separate dining room. Situated on a spacious corner lot, the property boasts a large fenced-in backyard ideal for outdoor activities, pets, or gatherings. Don't miss your chance to make this beautiful home yours. Schedule to see this home today!

11. 2026-01-09
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Charming 3-bedroom, 2-bath single-family home offering 1,558 square feet of comfortable living space. The home features a large living room and kitchen, perfect for everyday living and entertaining, along with a separate dining room. Situated on a spacious corner lot, the property boasts a large fenced-in backyard ideal for outdoor activities, pets, or gatherings. Don't miss your chance to make this beautiful home yours. Schedule to see this home today!

12. 2026-01-06
    listed $164,900 Active 457-char remark

    Show marketing remark (457 chars)

    Charming 3-bedroom, 2-bath single-family home offering 1,558 square feet of comfortable living space. The home features a large living room and kitchen, perfect for everyday living and entertaining, along with a separate dining room. Situated on a spacious corner lot, the property boasts a large fenced-in backyard ideal for outdoor activities, pets, or gatherings. Don't miss your chance to make this beautiful home yours. Schedule to see this home today!

13. 2020-12-02
    soldstatus $120,000
14. 2020-11-30
    soldstatus $120,000 207-char remark

    Show marketing remark (207 chars)

    SPACIOUS HOME WITH LOTS OF NATURAL LIGHT, NEW LUXURY VINYL PLANK (LVP) FLOORING THROUGHOUT. APPLIANCES NEGOTIABLE. APPROX. 1800 UNDER ROOF. BUYERS TO VERIFY SQUARE FOOTAGE & OTHER DETAILS ON THE HOUSE.

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$27/yr (+$2/mo · 4.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $19,200
• − Mortgage interest: −$8,957
• − Property taxes: −$628
• − Insurance: −$800
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,652
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,416/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 — Citronelle

• Score: 61/100
• State rank: #254
• US rank: #17928

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citronelle, AL
• City population: 6,892
• Population (ZIP): 6,892

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 (69%)
• Race & ethnicity: White 69% Black 18% Two or more races 7%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 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: ▲ 27.55%
• Current HPI: 260.4914
• 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

+33.2% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $159,900 GCMLS AL
• 2026-03-15 Relisted — GCMLS AL
• 2026-01-09 Pending — GCMLS AL
• 2026-01-06 Listed $164,900 GCMLS AL
• 2020-12-02 Sold (Public Records) $120,000 Public Records
• 2020-11-30 Sold (MLS) $120,000 GCMLS AL

Property tax history

-0.3%/yr

Latest (2025): $628 · +2.5% YoY. Source: county tax records.