701 McRae St · Atmore, AL 36502

$169,500

3 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 274 Days on market

Built 1979 0.66 ac lot $161/sqft · 20% below area Est $213k · 21% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• 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

IT'S AN OLD ADDRESS BUT PRESENTING A STUNNING NEW LOOK! Get ready to fall in love with this delightfully decorated 3BR/1BA home with timeless charm and a modern twist. From the moment you enter, you will observe updates in every room including all new stainless steel kitchen appliances, making this cozy cottage completely move in ready. Whether you're starting out, settling down, or simply craving a fresh space, this home delivers comfort, character, and convenience all in one. The roof was replaced in 2019, and the central unit is 2020. Inside laundry room for a stackable unit. Don't wait, schedule your private showing today and experience it for yourself! Buyer to verify all information during due diligence.

Key facts

• Roof replaced
• Central unit
• 0.66 acre lot

Tags

• ROOF REPLACED
• CENTRAL UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/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 $156k (8.0% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.

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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 36% 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 $149,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $213,211
• List price: $169,500
• Delta: -20.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 E Oak St	0.43mi	3/1.0	1,000 (-5%)	10mo	$148,000	$148	64
611 E Poplar St	0.54mi	3/1.0	1,104 (+5%)	13mo	$115,000	$104	56
514 5th Ave	0.57mi	2/1.0 (-1)	1,092 (+4%)	12mo	$132,500	$121	52
160 Saint Stephens Ct	0.30mi	3/2.0	1,200 (+14%)	16mo	$229,000	$191	45
507 E Pine St	0.65mi	2/2.0 (-1)	964 (-8%)	5mo	$150,000	$156	42
216 Perdido St	0.58mi	2/2.0 (-1)	1,142 (+9%)	11mo	$55,000	$48	40
95 Cottage Ln	0.29mi	2/2.0 (-1)	1,200 (+14%)	21mo	$209,000	$174	37
95 Cottage Ln	0.36mi	2/2.0 (-1)	1,200 (+14%)	21mo	$209,000	$174	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,942
• Equity at exit: $25,273

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,211
• Equity at exit: $14,655

Cash invested: $47,460 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $229

Break-even live

Break-even rent $1,269

Max offer price $169,500

Occupancy floor 80%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $169,500 Pending 274 DOM
2. 2026-06-04
   days on market $169,500 Active 273 DOM
3. 2026-06-02
   days on market $169,500 Active 272 DOM
4. 2026-06-01
   days on market $169,500 Active 271 DOM
5. 2026-05-31
   days on market $169,500 Active 270 DOM
6. 2026-05-31
   days on market $169,500 Active 269 DOM
7. 2026-04-14
   status Active 719-char remark

   Show marketing remark (719 chars)

   IT'S AN OLD ADDRESS BUT PRESENTING A STUNNING NEW LOOK! Get ready to fall in love with this delightfully decorated 3BR/1BA home with timeless charm and a modern twist. From the moment you enter, you will observe updates in every room including all new stainless steel kitchen appliances, making this cozy cottage completely move in ready. Whether you're starting out, settling down, or simply craving a fresh space, this home delivers comfort, character, and convenience all in one. The roof was replaced in 2019, and the central unit is 2020. Inside laundry room for a stackable unit. Don't wait, schedule your private showing today and experience it for yourself! Buyer to verify all information during due diligence.

8. 2026-04-07
   status Pending 719-char remark

   Show marketing remark (719 chars)

   IT'S AN OLD ADDRESS BUT PRESENTING A STUNNING NEW LOOK! Get ready to fall in love with this delightfully decorated 3BR/1BA home with timeless charm and a modern twist. From the moment you enter, you will observe updates in every room including all new stainless steel kitchen appliances, making this cozy cottage completely move in ready. Whether you're starting out, settling down, or simply craving a fresh space, this home delivers comfort, character, and convenience all in one. The roof was replaced in 2019, and the central unit is 2020. Inside laundry room for a stackable unit. Don't wait, schedule your private showing today and experience it for yourself! Buyer to verify all information during due diligence.

9. 2026-01-20
   price $180,000 719-char remark

   Show marketing remark (719 chars)

   IT'S AN OLD ADDRESS BUT PRESENTING A STUNNING NEW LOOK! Get ready to fall in love with this delightfully decorated 3BR/1BA home with timeless charm and a modern twist. From the moment you enter, you will observe updates in every room including all new stainless steel kitchen appliances, making this cozy cottage completely move in ready. Whether you're starting out, settling down, or simply craving a fresh space, this home delivers comfort, character, and convenience all in one. The roof was replaced in 2019, and the central unit is 2020. Inside laundry room for a stackable unit. Don't wait, schedule your private showing today and experience it for yourself! Buyer to verify all information during due diligence.

10. 2025-08-27
    listed $185,000 Active 719-char remark

    Show marketing remark (719 chars)

    IT'S AN OLD ADDRESS BUT PRESENTING A STUNNING NEW LOOK! Get ready to fall in love with this delightfully decorated 3BR/1BA home with timeless charm and a modern twist. From the moment you enter, you will observe updates in every room including all new stainless steel kitchen appliances, making this cozy cottage completely move in ready. Whether you're starting out, settling down, or simply craving a fresh space, this home delivers comfort, character, and convenience all in one. The roof was replaced in 2019, and the central unit is 2020. Inside laundry room for a stackable unit. Don't wait, schedule your private showing today and experience it for yourself! Buyer to verify all information during due diligence.

11. 2025-04-29
    soldstatus $125,000
12. 2022-02-10
    soldstatus $125,000 747-char remark

    Show marketing remark (747 chars)

    Atmore, Alabama. Price Improvement. A neat front porch highlights this design's inviting façade. Despite a modest square footage, the floor plan provides ample room for a family. The expansive family room boasts a convenient proximity to the U-shaped kitchen making this a great space for entertaining or casual family times. Seller is presently using one of the bedroom's as a utility room/office. Mighty Cozy! Mighty Brick! this one story brick design 's warmth and practicality will be mighty appealing to any prospective homeowner. This cute house has 3 bedrooms and a centrally located bath. Roof was replaced in 2019 and a new central unit was installed in 2020, New carpet in two bedrooms in 2021. This charmer wont last long!

13. 2022-02-10
    soldstatus $125,000

    Show marketing remark (747 chars)

    Atmore, Alabama. Price Improvement. A neat front porch highlights this design's inviting façade. Despite a modest square footage, the floor plan provides ample room for a family. The expansive family room boasts a convenient proximity to the U-shaped kitchen making this a great space for entertaining or casual family times. Seller is presently using one of the bedroom's as a utility room/office. Mighty Cozy! Mighty Brick! this one story brick design 's warmth and practicality will be mighty appealing to any prospective homeowner. This cute house has 3 bedrooms and a centrally located bath. Roof was replaced in 2019 and a new central unit was installed in 2020, New carpet in two bedrooms in 2021. This charmer wont last long!

14. 2022-02-10
    soldstatus $125,000

    Show marketing remark (747 chars)

    Atmore, Alabama. Price Improvement. A neat front porch highlights this design's inviting façade. Despite a modest square footage, the floor plan provides ample room for a family. The expansive family room boasts a convenient proximity to the U-shaped kitchen making this a great space for entertaining or casual family times. Seller is presently using one of the bedroom's as a utility room/office. Mighty Cozy! Mighty Brick! this one story brick design 's warmth and practicality will be mighty appealing to any prospective homeowner. This cute house has 3 bedrooms and a centrally located bath. Roof was replaced in 2019 and a new central unit was installed in 2020, New carpet in two bedrooms in 2021. This charmer wont last long!

15. 2021-12-22
    listed $124,900 747-char remark

    Show marketing remark (747 chars)

    Atmore, Alabama. Price Improvement. A neat front porch highlights this design's inviting façade. Despite a modest square footage, the floor plan provides ample room for a family. The expansive family room boasts a convenient proximity to the U-shaped kitchen making this a great space for entertaining or casual family times. Seller is presently using one of the bedroom's as a utility room/office. Mighty Cozy! Mighty Brick! this one story brick design 's warmth and practicality will be mighty appealing to any prospective homeowner. This cute house has 3 bedrooms and a centrally located bath. Roof was replaced in 2019 and a new central unit was installed in 2020, New carpet in two bedrooms in 2021. This charmer wont last long!

16. 2021-12-22
    listed $124,900

    Show marketing remark (747 chars)

    Atmore, Alabama. Price Improvement. A neat front porch highlights this design's inviting façade. Despite a modest square footage, the floor plan provides ample room for a family. The expansive family room boasts a convenient proximity to the U-shaped kitchen making this a great space for entertaining or casual family times. Seller is presently using one of the bedroom's as a utility room/office. Mighty Cozy! Mighty Brick! this one story brick design 's warmth and practicality will be mighty appealing to any prospective homeowner. This cute house has 3 bedrooms and a centrally located bath. Roof was replaced in 2019 and a new central unit was installed in 2020, New carpet in two bedrooms in 2021. This charmer wont last long!

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $695 · $58/mo
• Expected delta: +$180/yr (+$15/mo · 34.9%)

ⓘ 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 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: $18,710
• − Mortgage interest: −$9,495
• − Property taxes: −$515
• − Insurance: −$848
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$4,931
• Taxable loss: −$72
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $2,769/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

• Census place: Atmore, AL
• 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

+44.1% since first listed

10 events — show timeline

• 2026-04-14 Relisted — BCAR
• 2026-04-07 Pending — BCAR
• 2026-01-20 Price Changed $180,000 BCAR
• 2025-08-27 Listed $185,000 BCAR
• 2025-04-29 Sold (Public Records) $125,000 Public Records
• 2022-02-10 Sold (Public Records) $125,000 Public Records
• 2022-02-10 Sold (MLS) $125,000 BCAR
• 2022-02-10 Sold (MLS) $125,000 PARMLS
• 2021-12-22 Listed $124,900 BCAR
• 2021-12-22 Listed $124,900 PARMLS

Property tax history

+5.6%/yr

Latest (2025): $515 · +4.5% YoY. Source: county tax records.