102 W Avenue A · Atmore, AL 36502

$149,000

3 bd · 1.0 ba · 1,628 sqft · SingleFamily public records · 55 Days on market

Built 1950 1.33 ac lot $92/sqft · 64% above area

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Welcome to this charming, move-in-ready cottage nestled on a spacious 1.33-acre lot in town, yet tucked away on a peaceful dead-end street. This updated home boasts replacement windows, a durable metal roof, new plumbing and wiring, fresh paint throughout, and new flooring—all thoughtfully designed for comfort and convenience. Enjoy the perfect blend of country tranquility with easy access to local amenities. Don’t miss the chance to make this delightful property your new home. Schedule your personal tour today!LISTING CONSISTS OF 2 PARCELS:2604202009002.000 & 2604202009001.000ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD Buyer to verify all information during due diligence.

Key facts

• 1.33 acre lot
• Built 1950
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.4% in Atmore — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $4k 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 55 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 9.17%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $91,106
• List price: $149,000
• Delta: 63.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Carver Ave	0.63mi	4/2.5 (+1)	1,664 (+2%)	17mo	$50,000	$30	41

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,478
• Equity at exit: $22,216

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $27,745
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $357

Break-even live

Break-even rent $1,140

Max offer price $149,000

Occupancy floor 73%

Sensitivity live

Price	-10% $441	-5% $399	+0% $357	+5% $315	+10% $272
Rent	-10% $231	-5% $294	+0% $357	+5% $420	+10% $482
Rate	-1.0pp $432	-0.5pp $395	base $357	+0.5pp $318	+1.0pp $279

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $149,000 Active 55 DOM
2. 2026-06-18
   days on market $149,000 Active 54 DOM
3. 2026-06-17
   days on market $149,000 Active 53 DOM
4. 2026-06-16
   days on market $149,000 Active 52 DOM
5. 2026-06-15
   days on market $149,000 Active 51 DOM
6. 2026-06-14
   days on market $149,000 Active 49 DOM
7. 2026-06-12
   days on market $149,000 Active 48 DOM
8. 2026-06-09
   days on market $149,000 Active 45 DOM
9. 2026-06-08
   days on market $149,000 Active 44 DOM
10. 2026-06-07
    days on market $149,000 Active 43 DOM
11. 2026-06-04
    days on market $149,000 Active 39 DOM
12. 2026-06-02
    days on market $149,000 Active 38 DOM
13. 2026-06-01
    days on market $149,000 Active 37 DOM
14. 2026-05-31
    days on market $149,000 Active 36 DOM
15. 2026-05-31
    days on market $149,000 Active 35 DOM
16. 2026-05-07
    status Active 774-char remark

    Show marketing remark (724 chars)

    Welcome to this charming, move-in-ready cottage nestled on a spacious 1.33-acre lot in town, yet tucked away on a peaceful dead-end street. This updated home boasts replacement windows, a durable metal roof, new plumbing and wiring, fresh paint throughout, and new flooring—all thoughtfully designed for comfort and convenience. Enjoy the perfect blend of country tranquility with easy access to local amenities. Don’t miss the chance to make this delightful property your new home. Schedule your personal tour today! LISTING CONSISTS OF 2 PARCELS: 2604202009002.000 & 2604202009001.000 ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD.

17. 2026-05-07
    status Active 724-char remark

    Show marketing remark (724 chars)

    Welcome to this charming, move-in-ready cottage nestled on a spacious 1.33-acre lot in town, yet tucked away on a peaceful dead-end street. This updated home boasts replacement windows, a durable metal roof, new plumbing and wiring, fresh paint throughout, and new flooring—all thoughtfully designed for comfort and convenience. Enjoy the perfect blend of country tranquility with easy access to local amenities. Don’t miss the chance to make this delightful property your new home. Schedule your personal tour today! LISTING CONSISTS OF 2 PARCELS: 2604202009002.000 & 2604202009001.000 ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD.

18. 2026-04-22
    status Pending 774-char remark

    Show marketing remark (724 chars)

    Welcome to this charming, move-in-ready cottage nestled on a spacious 1.33-acre lot in town, yet tucked away on a peaceful dead-end street. This updated home boasts replacement windows, a durable metal roof, new plumbing and wiring, fresh paint throughout, and new flooring—all thoughtfully designed for comfort and convenience. Enjoy the perfect blend of country tranquility with easy access to local amenities. Don’t miss the chance to make this delightful property your new home. Schedule your personal tour today! LISTING CONSISTS OF 2 PARCELS: 2604202009002.000 & 2604202009001.000 ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD.

19. 2026-04-22
    status Pending 724-char remark

    Show marketing remark (724 chars)

    Welcome to this charming, move-in-ready cottage nestled on a spacious 1.33-acre lot in town, yet tucked away on a peaceful dead-end street. This updated home boasts replacement windows, a durable metal roof, new plumbing and wiring, fresh paint throughout, and new flooring—all thoughtfully designed for comfort and convenience. Enjoy the perfect blend of country tranquility with easy access to local amenities. Don’t miss the chance to make this delightful property your new home. Schedule your personal tour today! LISTING CONSISTS OF 2 PARCELS: 2604202009002.000 & 2604202009001.000 ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD.

20. 2026-04-10
    listed $149,000 Active 774-char remark

    Show marketing remark (724 chars)

    Welcome to this charming, move-in-ready cottage nestled on a spacious 1.33-acre lot in town, yet tucked away on a peaceful dead-end street. This updated home boasts replacement windows, a durable metal roof, new plumbing and wiring, fresh paint throughout, and new flooring—all thoughtfully designed for comfort and convenience. Enjoy the perfect blend of country tranquility with easy access to local amenities. Don’t miss the chance to make this delightful property your new home. Schedule your personal tour today! LISTING CONSISTS OF 2 PARCELS: 2604202009002.000 & 2604202009001.000 ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD.

21. 2026-04-10
    listed $149,000 Active 724-char remark

    Show marketing remark (724 chars)

    Welcome to this charming, move-in-ready cottage nestled on a spacious 1.33-acre lot in town, yet tucked away on a peaceful dead-end street. This updated home boasts replacement windows, a durable metal roof, new plumbing and wiring, fresh paint throughout, and new flooring—all thoughtfully designed for comfort and convenience. Enjoy the perfect blend of country tranquility with easy access to local amenities. Don’t miss the chance to make this delightful property your new home. Schedule your personal tour today! LISTING CONSISTS OF 2 PARCELS: 2604202009002.000 & 2604202009001.000 ALL SQ. FOOTAGE AND DIMENSIONS ARE APPROXIMATE AND IS THE BUYER'S RESPONSIBILITY TO VERIFY DURING DUE DILIGENCE PERIOD.

22. 2018-01-24
    historical
23. 2016-06-29
    listed $55,900
24. 2016-06-29
    listed $55,900

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $681 · $57/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $19,093
• − Mortgage interest: −$8,346
• − Property taxes: −$681
• − Insurance: −$745
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,335
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $3,818/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

+166.5% since first listed

9 events — show timeline

• 2026-05-07 Relisted — BCAR
• 2026-05-07 Relisted — PARMLS
• 2026-04-22 Pending — BCAR
• 2026-04-22 Pending — PARMLS
• 2026-04-10 Listed $149,000 PARMLS
• 2026-04-10 Listed $149,000 BCAR
• 2018-01-24 Listing Removed — PARMLS
• 2016-06-29 Listed $55,900 PARMLS
• 2016-06-29 Listed $55,900 BCAR

Property tax history

+1.6%/yr

Latest (2025): $681 · +0.0% YoY. Source: county tax records.