104 Evelyn St · Flomaton, AL 36441

$130,000

5 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 143 Days on market

Built 1970 0.31 ac lot $105/sqft · 18% below area Est $158k · 18% 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 +21.1/30.0
• ARV discount +15.0/15.0
• Appreciation +7.9/10.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Charming Farmhouse-Style home on .31 acres-Flomaton, AL. Welcome to 104 Evelyn Street- A cozy four-bedroom, one bath home full of country charm and opportunity. Sitting on .31 acre fenced lot, this property offers a peaceful, rural feel while still being within a short drive to Pensacola Beach, Florida. Inside, you'll find LVP flooring throughout the main living areas, shiplap accent walls in several rooms, and a welcoming farmhouse aesthetic. The kitchen was updated within the past 6 years by the previous owner, and all appliances with the sale of the home. A new roof installed in November adds a a peace of mind for years to come. Outside, enjoy a fully fenced back yard- perfect for pets, entertaining, or small children- Plus a small storage building for extra space. This home is an excellent candidate for an FHA renovation loan with as little as 3% down, thanks to the equity already built into the property, making it great option for buyers looking to customize while building value. Whether you're a first-time buyer, investor, or someone looking for a peaceful place to call home, this one check all the boxes.

Key facts

• Shiplap accent walls
• Updated kitchen
• Lvp flooring

Tags

• FENCED LOT
• LVP FLOORING
• SHIPLAP ACCENT WALLS
• UPDATED KITCHEN
• NEW ROOF
• FULLY FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $120k (7.9% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#446 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety B+; Watch: schools D+, 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: 19 active listings in the ZIP; 18 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($899 loan paydown + $8k appreciation (5.8% local appreciation)).
• Escambia County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $130k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1970 — 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 D-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: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (median comp): $158,500
• List price: $130,000
• Delta: -17.98%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
187 Van Hoosen Rd	0.08mi	4/2.0 (-1)	1,275 (+3%)	4mo	$158,500	$124	78

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

Projected returns pro-forma

5.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.32×
• Total profit: $47,911
• Equity at exit: $80,183

10-year hold

• IRR: 19.3%
• Equity multiple: 4.62×
• Total profit: $131,879
• Equity at exit: $144,097

Cash invested: $36,400 (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 36441

• Home prices YoY: 3.5%
• Active inventory: 19
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $187

Break-even live

Break-even rent $961

Max offer price $130,000

Occupancy floor 79%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $130,000 Active 143 DOM
2. 2026-06-18
   days on market $130,000 Active 142 DOM
3. 2026-06-17
   days on market $130,000 Active 141 DOM
4. 2026-06-16
   days on market $130,000 Active 140 DOM
5. 2026-06-15
   days on market $130,000 Active 139 DOM
6. 2026-06-14
   days on market $130,000 Active 137 DOM
7. 2026-06-12
   days on market $130,000 Active 136 DOM
8. 2026-06-09
   days on market $130,000 Active 133 DOM
9. 2026-06-08
   days on market $130,000 Active 132 DOM
10. 2026-06-07
    days on market $130,000 Active 131 DOM
11. 2026-06-04
    days on market $130,000 Active 127 DOM
12. 2026-06-02
    days on market $130,000 Active 126 DOM
13. 2026-06-01
    days on market $130,000 Active 125 DOM
14. 2026-05-31
    days on market $130,000 Active 124 DOM
15. 2026-05-31
    days on market $130,000 Active 123 DOM
16. 2026-01-27
    listed $135,000 Active 1137-char remark

    Show marketing remark (1137 chars)

    Charming Farmhouse-Style home on .31 acres-Flomaton, AL. Welcome to 104 Evelyn Street- A cozy four-bedroom, one bath home full of country charm and opportunity. Sitting on .31 acre fenced lot, this property offers a peaceful, rural feel while still being within a short drive to Pensacola Beach, Florida. Inside, you'll find LVP flooring throughout the main living areas, shiplap accent walls in several rooms, and a welcoming farmhouse aesthetic. The kitchen was updated within the past 6 years by the previous owner, and all appliances with the sale of the home. A new roof installed in November adds a a peace of mind for years to come. Outside, enjoy a fully fenced back yard- perfect for pets, entertaining, or small children- Plus a small storage building for extra space. This home is an excellent candidate for an FHA renovation loan with as little as 3% down, thanks to the equity already built into the property, making it great option for buyers looking to customize while building value. Whether you're a first-time buyer, investor, or someone looking for a peaceful place to call home, this one check all the boxes.

17. 2021-09-27
    soldstatus $77,000

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$251/yr (+$21/mo · 88.9%)

ⓘ 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 5/10 Major
• 🌡 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: $14,372
• − Mortgage interest: −$7,282
• − Property taxes: −$282
• − Insurance: −$650
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,782
• Taxable income: $76
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,222/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 — Flomaton

• Score: 55/100
• State rank: #446
• US rank: #23537

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flomaton, AL
• Population (ZIP): 3,438

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Two or more races 5% Native American 2%
• Common ancestry: Serbian 1% Danish 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% 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: ▲ 5.81%
• Current HPI: 170.3166
• 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

+75.3% since first listed

2 events — show timeline

• 2026-01-27 Listed $135,000 PARMLS
• 2021-09-27 Sold (Public Records) $77,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $282 · +6.8% YoY. Source: county tax records.