19025 S 6th St · Citronelle, AL 36522

$149,999

3 bd · 2.0 ba · 2,333 sqft · SingleFamily public records · 21 Days on market

Built 1865 0.96 ac lot Est $271k · 45% 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 +23.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• 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

This 3-bedroom 2-bath, 2061SqFt historic home built in 1865 has many ungraded over the years. The spacious wrap around front porch is handicap accessible, as well as the rest of the home (except for the upstairs bedroom.) upon entering the foyer, there is an office area, a room currently used as a mud room with lots of shelving. The staircase is located off the dining room. The master bedroom and office features a copper ceiling decor. Upstairs bedroom has built in bookcases, and the dorm area can be used for storage or sitting area or large closet.The kitchen boast beautiful slate flooring, a large island, and custom built cabinets. Two sinks, and lots of counter space for easy cooking and canning. All appliances remain, double oven, built-in microwave, garbage disposal, side by side refrigerator, and a mini fridge. Lot of natural light coming in the windows, that overlook the side yard and the back deck area. There is a pantry off the kitchen, inside the large laundry room. From the laundry room you can access the two car carport, or the screened in back porch with ceilings fans. The outdoor living area has a 24x72 deck with an above ground (18x33) pool, and there is also a swim spa. The back deck has lighting all the way around for evening entertaining. A New HVAC 4ton with heat pump/emergency heat, a new water heater, a security system with 12 camera’s & internet ready. A 12x16 wired storage building, also a 10x20 utility shed. lemon trees, apple trees, blueberry bush, roses, flower beds boxes, Pecan trees, and a large area for pets, with high chain link fence. Note the beautiful light fixtures, and there is a new pool liner ready to be installed before next summer.

Key facts

• Dual sinks
• Ample counter space
• Built-in bookcases

Tags

• WRAP-AROUND FRONT PORCH
• AUTHENTIC HARDWOOD FLOORING
• BUILT-IN BOOKCASES
• ISLAND CUSTOM-BUILT CABINETS
• DUAL SINKS
• AMPLE COUNTER SPACE

Property features AI

Exterior

• Parking: Carport (2 spaces)
• Utilities: Cable available; Electricity available (110 volts); Natural gas available; Water available; Septic tank sewer
• Home design: Single-family residence; Residential property; Originally built in 1865; Pillar/post/pier foundation; Metal roof
• Construction: Vinyl siding; Storm windows
• Exterior features: Shed(s); Above-ground pool; Back yard with chain link fencing (fenced)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: 9-foot ceilings on the lower level; Decorative fireplace; Separate dining room; Kitchen island; White kitchen cabinets; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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: Citronelle High School (math 8% / reading 8%, grade F, #261 of 305 statewide, top 87%, 719 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Zoned-school proficiency averages 8% at this address vs 27% district-wide (-20 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.
• 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 $147,749 (1.5% below list)

Questions for the listing agent

1. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.07% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $270,628
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19225 Thompson Dr	0.42mi	4/3.0 (+1)	2,150 (-8%)	12mo	$250,000	$116	48

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: 30.0%
• Equity multiple: 3.36×
• Total profit: $99,252
• Equity at exit: $135,131

10-year hold

• IRR: 26.0%
• Equity multiple: 7.63×
• Total profit: $278,458
• Equity at exit: $291,415

Cash invested: $42,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $276

Break-even live

Break-even rent $1,251

Max offer price $149,999

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• 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	13d	1	0.78mi

Listing history 24 events

1. 2026-06-18
   days on market $149,999 Active 21 DOM
2. 2026-06-17
   days on market $149,999 Active 20 DOM
3. 2026-06-16
   days on market $149,999 Active 19 DOM
4. 2026-06-15
   days on market $149,999 Active 18 DOM
5. 2026-06-14
   days on market $149,999 Active 16 DOM
6. 2026-06-13
   days on market $149,999 Active 15 DOM
7. 2026-06-10
   days on market $149,999 Active 13 DOM
8. 2026-06-09
   days on market $149,999 Active 12 DOM
9. 2026-06-08
   days on market $149,999 Active 11 DOM
10. 2026-06-07
    days on market $149,999 Active 10 DOM
11. 2026-06-05
    days on market $149,999 Active 7 DOM
12. 2026-06-03
    days on market $149,999 Active 6 DOM
13. 2026-06-02
    days on market $149,999 Active 5 DOM
14. 2026-06-01
    days on market $149,999 Active 4 DOM
15. 2026-05-31
    days on market $149,999 Active 3 DOM
16. 2026-05-30
    days on market $149,999 Active 2 DOM
17. 2026-05-23
    listed $149,999 Active
18. 2020-10-05
    soldstatus $160,000
19. 2020-09-30
    soldstatus $151,500 1709-char remark

    Show marketing remark (1709 chars)

    This 3-bedroom 2-bath, 2061SqFt historic home built in 1865 has many ungraded over the years. The spacious wrap around front porch is handicap accessible, as well as the rest of the home (except for the upstairs bedroom.) upon entering the foyer, there is an office area, a room currently used as a mud room with lots of shelving. The staircase is located off the dining room. The master bedroom and office features a copper ceiling decor. Upstairs bedroom has built in bookcases, and the dorm area can be used for storage or sitting area or large closet.The kitchen boast beautiful slate flooring, a large island, and custom built cabinets. Two sinks, and lots of counter space for easy cooking and canning. All appliances remain, double oven, built-in microwave, garbage disposal, side by side refrigerator, and a mini fridge. Lot of natural light coming in the windows, that overlook the side yard and the back deck area. There is a pantry off the kitchen, inside the large laundry room. From the laundry room you can access the two car carport, or the screened in back porch with ceilings fans. The outdoor living area has a 24x72 deck with an above ground (18x33) pool, and there is also a swim spa. The back deck has lighting all the way around for evening entertaining. A New HVAC 4ton with heat pump/emergency heat, a new water heater, a security system with 12 camera’s & internet ready. A 12x16 wired storage building, also a 10x20 utility shed. lemon trees, apple trees, blueberry bush, roses, flower beds boxes, Pecan trees, and a large area for pets, with high chain link fence. Note the beautiful light fixtures, and there is a new pool liner ready to be installed before next summer.

20. 2017-01-31
    soldstatus $66,500 328-char remark

    Show marketing remark (328 chars)

    Spacious Farmhouse in Citronelle. Tall Ceilings that Highlight the Family/Living Room. This Home Features a Spacious Kitchen and Breakfast area. You will fall in love the the beadboard found in every room of this house. Don't let this Beauty pass you by. This is a Must See!!! May Be Subject to Alabama Right of Redemption Laws.

21. 2016-05-17
    listed $67,320 328-char remark

    Show marketing remark (328 chars)

    Spacious Farmhouse in Citronelle. Tall Ceilings that Highlight the Family/Living Room. This Home Features a Spacious Kitchen and Breakfast area. You will fall in love the the beadboard found in every room of this house. Don't let this Beauty pass you by. This is a Must See!!! May Be Subject to Alabama Right of Redemption Laws.

22. 2016-04-13
    listed $102,000
23. 2016-04-13
    listed $102,000
24. 2008-09-24
    soldstatus $140,730

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,669 · $139/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥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: −$8,402
• − Property taxes: −$1,669
• − Insurance: −$750
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,364
• Taxable income: $943
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,083/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

+6.6% since first listed

8 events — show timeline

• 2026-05-23 Listed $149,999 GCMLS AL
• 2020-10-05 Sold (Public Records) $160,000 Public Records
• 2020-09-30 Sold (MLS) $151,500 GCMLS AL
• 2017-01-31 Sold (MLS) $66,500 BCAR
• 2016-05-17 Listed $67,320 BCAR
• 2016-04-13 Listed $102,000 BCAR
• 2016-04-13 Listed $102,000 BCAR
• 2008-09-24 Sold (Public Records) $140,730 Public Records

Property tax history

+14.9%/yr

Latest (2025): $1,669 · +5.5% YoY. Source: county tax records.