104 8th Ave · Chickasaw, AL 36611

$94,000

2 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 12 Days on market

Built 1992 10,206 sqft lot $88/sqft · 19% above area Est $79k · 19% over

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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 +27.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Precious brick cottage recently updated with fresh paint throughout, new flooring, and refinished hardwoods, new lighting fixtures and ceiling fans. Bathroom and kitchen have been completely remodeled. Kitchen has all new fixtures with backsplash. Bathroom is all new, new tub/shower, new toilet, sink and vanity and all new fixtures, There's an enclosed sunroom/ front porch, and a good sized, completely fenced backyard with two storage buildings.

Key facts

• Fresh paint
• New flooring
• Brick cottage

Tags

• BRICK COTTAGE
• FRESH PAINT
• NEW FLOORING
• REFINISHED HARDWOODS
• COMPLETELY REMODELED KITCHEN
• NEW FIXTURES WITH BACKSPLASH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available (220 volts); Natural gas available; Public sewer; Water available; Underground utilities
• Home design: Single family residence; Residential property
• Construction: Brick 4 sides; Shingle roof; Pillar/post/pier foundation
• Exterior features: Private yard; Storage; Outbuilding/shed(s); Back yard fencing; View present

Interior

• Kitchen: White cabinets
• Bedrooms: 2 bedrooms
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Open floorplan with a separate dining room; White kitchen cabinets; No fireplace; No basement
• Laundry & utility: Other appliances (unspecified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Cap rate 9.9% vs local median 7.2% in Chickasaw — 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 (#237 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B; Watch: crime D-, amenities F, commute F.
• Zoned schools: Chickasaw City Elementary School (math 7% / reading 30%, grade F, #480 of 627 statewide, top 77%, 550 students, 80% FRL); Chickasaw City High School (math 5% / reading 15%, grade F, #248 of 305 statewide, top 82%, 224 students, 91% FRL).
• Market conditions: 45 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($650 loan paydown + $9k 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 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 $94,000

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: 1.15% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (median comp): $78,684
• List price: $94,000
• Delta: 19.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 8th Ave	0.00mi	2/1.0	1,071 (0%)	0mo	$94,000	$88	100
108 11th Ave	0.20mi	2/1.0	1,003 (-6%)	0mo	$77,000	$77	80
97 Grant St	0.29mi	2/1.0	1,032 (-4%)	1mo	$137,500	$133	80
300 Geronimo St	0.31mi	3/1.0 (+1)	1,076 (+0%)	2mo	$110,000	$102	78
206 1st St	0.44mi	2/1.5	1,049 (-2%)	3mo	$115,000	$110	72
419 Geronimo St	0.41mi	3/1.0 (+1)	1,000 (-7%)	4mo	$139,900	$140	61
9 Elizabeth Ave	0.64mi	3/1.0 (+1)	1,080 (+1%)	6mo	$96,000	$89	59
305 11th Ave	0.42mi	3/2.0 (+1)	1,152 (+8%)	1mo	$65,000	$56	58
364 3rd Pl	0.72mi	3/1.0 (+1)	1,106 (+3%)	1mo	$149,900	$136	55
352 10th Ave	0.44mi	3/1.0 (+1)	944 (-12%)	0mo	$97,899	$104	54
316 1st St	0.68mi	3/1.0 (+1)	1,147 (+7%)	0mo	$97,899	$85	51
714 Townsend Cir	0.72mi	3/1.5 (+1)	1,161 (+8%)	1mo	$137,000	$118	44

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: 33.6%
• Equity multiple: 3.62×
• Total profit: $68,919
• Equity at exit: $84,683

10-year hold

• IRR: 29.0%
• Equity multiple: 8.18×
• Total profit: $188,941
• Equity at exit: $182,621

Cash invested: $26,320 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,085 high
• Mortgage (P&I): −$493
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $279

Break-even live

Break-even rent $732

Max offer price $94,000

Occupancy floor 69%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 9th Ave Chickasaw, AL	2.0	1.0	720	$950	$1.32	20d	1	0.12mi
55 Thompson Blvd Chickasaw, AL	3.0	1.0	939	$1,500	$1.60	20d	1	0.20mi
101 Grant St Chickasaw, AL	3.0	1.0	1383	$895	$0.65	13d	1	0.32mi
78 Lee St Chickasaw, AL	3.0	1.0	1412	$1,100	$0.78	43d	1	0.37mi
311 Grant St Chickasaw, AL	2.0	1.0	1000	$850	$0.85	43d	1	0.64mi
3 Southern St Chickasaw, AL	3.0	1.0	1108	$795	$0.72	13d	1	0.77mi
408 Rawls Ave Mobile, AL	2.0	1.0	1032	$1,100	$1.07	13d	1	1.07mi

Listing history 2 events

1. 2026-05-05
   status Pending 449-char remark
2. 2026-04-23
   listed $94,000 Active 449-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: $555 · $46/mo
• Projected year-2 tax: $555 · $46/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 2/10 Low
• 🌡 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: $13,019
• − Mortgage interest: −$5,265
• − Property taxes: −$555
• − Insurance: −$470
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$2,735
• Taxable income: $1,911
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $2,886/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

+0.0% since first listed

3 events — show timeline

• 2026-06-08 Sold (MLS) $94,000 GCMLS AL
• 2026-05-05 Pending — GCMLS AL
• 2026-04-23 Listed $94,000 GCMLS AL

Property tax history

+9.7%/yr

Latest (2025): $555 · +13.0% YoY. Source: county tax records.