19740 5th St N · Citronelle, AL 36522

$114,900

2 bd · 1.0 ba · 1,179 sqft · SingleFamily public records · 42 Days on market

Built 1955 0.58 ac lot $97/sqft · 23% below area Est $133k · 13% under ↓ 3% since listing

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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 +16.4/30.0
• ARV discount +13.5/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Charming 2 bedroom cottage home in Citronelle, AL situated on a spacious corner lot just over half an acre; offering the perfect blend of comfort, functionality, and room to grow! Step inside to find beautiful hardwood floors and a layout designed for everyday living and entertaining. The home features a separate dining room for hosting, plus an open sightline from the kitchen to the living room, creating a bright and connected space. A large laundry room adds extra convenience and storage. Outside is where this property really shines, complete with a detached 22x30 workshop/garage, ideal for hobbies, storage, or running a small business. You'll also appreciate the attached 1 car carport wi

Key facts

• Attached carport
• Separate dining room
• Detached workshop

Tags

• CORNER LOT
• HARDWOOD FLOORS
• SEPARATE DINING ROOM
• LARGE LAUNDRY ROOM
• DETACHED WORKSHOP
• ATTACHED CARPORT

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; 1 carport space; Driveway; Carport
• Utilities: Electricity available; Natural gas available; Septic tank
• Home design: Single family residence; Residential property; Built in 1955; Entry on pillar/post/pier foundation; Composition roof; Brick veneer and wood siding construction
• Construction: Brick veneer and wood siding; Composition roof; Pillar/post/pier foundation; Year built 1955
• Exterior features: Storage; Garage(s); Shed(s); Workshop; View

Interior

• Kitchen: Breakfast bar; Eat-in kitchen; Cabinets; Laminate counters; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Crown molding; Open view to family room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $66 ($790/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 $94k (18.2% below list).
• Recommended offer: $94k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.2% 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: 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 $12k of equity ($794 loan paydown + $11k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $94,000 (18.2% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.82% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (median comp): $132,736
• List price: $114,900
• Delta: -13.44%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19805 5th St N	0.12mi	2/1.0	1,280 (+9%)	10mo	$122,000	$95	72
19565 4th St N	0.32mi	2/1.0	1,237 (+5%)	11mo	$160,000	$129	68
19470 4th St N	0.45mi	3/1.0 (+1)	1,056 (-10%)	3mo	$41,500	$39	54

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: 26.0%
• Equity multiple: 3.07×
• Total profit: $66,713
• Equity at exit: $103,511

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $193,045
• Equity at exit: $223,225

Cash invested: $32,172 (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: 10.2×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $66

Break-even live

Break-even rent $857

Max offer price $114,900

Occupancy floor 88%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19490 Magnolia St Unit D Citronelle, AL	2.0	1.0	900	$940	$1.04	43d	1	0.84mi

Listing history 18 events

1. 2026-06-18
   status $114,900 Pending 42 DOM
2. 2026-06-18
   days on market $114,900 Active Under Contract 42 DOM
3. 2026-06-17
   days on market $114,900 Active Under Contract 41 DOM
4. 2026-06-16
   days on market $114,900 Active Under Contract 40 DOM
5. 2026-06-15
   days on market $114,900 Active Under Contract 39 DOM
6. 2026-06-14
   days on market $114,900 Active Under Contract 37 DOM
7. 2026-06-13
   statusdays on market $114,900 Active Under Contract 36 DOM
8. 2026-06-10
   days on market $114,900 Active 34 DOM
9. 2026-06-09
   days on market $114,900 Active 33 DOM
10. 2026-06-08
    days on market $114,900 Active 32 DOM
11. 2026-06-07
    days on market $114,900 Active 31 DOM
12. 2026-06-05
    days on market $114,900 Active 28 DOM
13. 2026-06-03
    days on market $114,900 Active 27 DOM
14. 2026-06-02
    days on market $114,900 Active 26 DOM
15. 2026-06-01
    days on market $114,900 Active 25 DOM
16. 2026-05-31
    days on market $114,900 Active 24 DOM
17. 2026-05-30
    days on market $114,900 Active 23 DOM
18. 2026-05-07
    listed $119,000 Active 1325-char remark

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $471 · $39/mo
• Expected delta: +$155/yr (+$13/mo · 49.0%)

ⓘ 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 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: $11,280
• − Mortgage interest: −$6,436
• − Property taxes: −$316
• − Insurance: −$574
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$3,343
• Taxable loss: −$1,194
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $1,077/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

-3.4% since first listed

3 events — show timeline

• 2026-06-10 Contingent — GCMLS AL
• 2026-05-27 Price Changed $114,900 GCMLS AL
• 2026-05-07 Listed $119,000 GCMLS AL

Property tax history

+4.0%/yr

Latest (2025): $316 · +1.5% YoY. Source: county tax records.