603 Masterson Ave · Chickasaw, AL 36611

$129,000

3 bd · 2.0 ba · 1,375 sqft · SingleFamily public records · 1 Days on market

Built 2008 7,840 sqft lot Est $161k · 20% under

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Why this score? — see what drove the C+ 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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investors Welcome. 1375 ft², 3 bedrooms, 2 baths, Roof & Hot Water Heater less than 3 years old.

Key facts

• 7,840 sq ft lot
• 2 parking spots
• Built 2008

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Two-space carport
• Utilities: Public water
• Home design: Single-family residence; One level; Built in 2008; Brick construction
• Construction: Brick exterior; Built in 2008
• Exterior features: Public water

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: No central heating listed; Window cooling units
• Interior features: Crawl space basement; Fireplace (one)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (15.8% below list).
• Recommended offer: $109k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#237 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B; Watch: schools F, crime D-, amenities F.
• Market conditions: 45 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $108,610 (15.8% below list)

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 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?
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: 0.84% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $160,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 Holiday Ave	0.03mi	3/2.0	1,458 (+6%)	1mo	$170,000	$117	88
609 Masterson Ave	0.06mi	4/2.0 (+1)	1,432 (+4%)	8mo	$169,000	$118	79
510 Woodlore Dr	0.12mi	3/2.0	1,500 (+9%)	3mo	$172,500	$115	76
315 4th Ave	0.36mi	3/2.0	1,369 (-0%)	10mo	$129,000	$94	74
521 Holiday Ave	0.08mi	3/1.0	1,189 (-14%)	1mo	$42,000	$35	69
753 Grand Blvd	0.44mi	3/1.5	1,431 (+4%)	10mo	$195,000	$136	62
254 4th Ave	0.48mi	3/2.0	1,456 (+6%)	8mo	$209,000	$144	61
761 Grand Blvd	0.49mi	4/1.0 (+1)	1,320 (-4%)	3mo	$160,000	$121	59
263 9th Ave	0.71mi	3/1.0	1,329 (-3%)	0mo	$75,000	$56	57
314 Delaware St	0.39mi	3/2.0	1,580 (+15%)	7mo	$30,000	$19	51
305 5th Ave	0.43mi	3/1.0	1,232 (-10%)	11mo	$60,000	$49	49
419 Sutherland Cir	0.61mi	3/1.0	1,196 (-13%)	6mo	$144,900	$121	41

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $75,885
• Equity at exit: $116,213

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $218,880
• Equity at exit: $250,619

Cash invested: $36,120 (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 36611

• Home prices YoY: 7.0%
• Active inventory: 45
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $89

Break-even live

Break-even rent $973

Max offer price $129,000

Occupancy floor 87%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Lee St Chickasaw, AL	3.0	1.0	1412	$1,100	$0.78	43d	1	0.86mi
55 Thompson Blvd Chickasaw, AL	3.0	1.0	939	$1,500	$1.60	21d	1	0.91mi
101 Grant St Chickasaw, AL	3.0	1.0	1383	$895	$0.65	13d	1	1.03mi
311 Grant St Chickasaw, AL	2.0	1.0	1000	$850	$0.85	43d	1	1.20mi

Listing history 2 events

1. 2026-06-19
   remarks 98-char remark
2. 2026-06-19
   listed $129,000 Active 1 DOM

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $529 · $44/mo
• Expected delta: +$67/yr (+$6/mo · 14.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,033
• − Mortgage interest: −$7,226
• − Property taxes: −$462
• − Insurance: −$645
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$3,753
• Taxable loss: −$1,138
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $1,345/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)

No district data.

Livability — Chickasaw

• Score: 61/100
• State rank: #237
• US rank: #17438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chickasaw, AL
• City population: 6,367
• Population (ZIP): 6,367

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 38% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 12.90%
• Current HPI: 196.621
• 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

• 2026-06-18 Listed $129,000 VMLS

Property tax history

+2.3%/yr

Latest (2025): $462 · +4.7% YoY. Source: county tax records.