19589 Singleton Rd W · Mount Vernon, AL 36560

$39,900

3 bd · 1.0 ba · 1,707 sqft · SingleFamily public records · 47 Days on market

Built 1984 1.00 ac lot $23/sqft · 78% below area ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

3-bedroom, 1-bath home situated on a spacious 1-acre lot—ready for a full transformation. Extensive interior demolition has already begun, offering a blank slate for your vision. This property will require a complete rehab, including major systems and structural components. * * Sold as-is. * * Seller makes no representations or warranties regarding the condition of the property. Buyer to verify all information, including lot size, zoning, and feasibility of improvements. Property may not qualify for traditional financing. Use caution when entering—

Key facts

• 1 acre lot
• Garage
• Listed 47 days

Property features AI

Exterior

• Parking: Garage faces front
• Utilities: Other utilities; Other electric; Other sewer; Land lease not required; Not waterfront
• Home design: Single family residence; Residential property; Property has a view
• Construction: Pillar/Post/Pier foundation; Other construction materials; Other roof
• Exterior features: Other exterior features; No fencing

Interior

• Kitchen: Other kitchen features; Other appliances
• Bedrooms: 3 bedrooms
• Flooring: No notable flooring
• Bathrooms: 1 full bathroom
• Interior features: Other interior features
• Laundry & utility: Other heating; Other cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#81 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Calcedeaver Elementary School (math 12% / reading 42%, grade F, #392 of 627 statewide, top 65%, 229 students, 79% FRL); Citronelle High School (math 8% / reading 8%, grade F, #261 of 305 statewide, top 87%, 719 students, 70% FRL).
• Market conditions: 26 active listings in the ZIP; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($276 loan paydown + $2k appreciation (6.1% 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 (6.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.12% ✓
• Cap rate: 26.94%
• Cash-on-cash: 73.75%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

• ARV (median comp): $179,000
• List price: $39,900
• Delta: -77.71%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2025 N Marion Dr	0.27mi	3/2.0	1,700 (-0%)	4mo	$179,000	$105	80
2025 Marion Dr N	0.32mi	3/2.0	1,700 (-0%)	4mo	$179,000	$105	77
2210 Center St	0.27mi	3/1.0	1,756 (+3%)	9mo	$32,500	$19	76

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

Projected returns pro-forma

6.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.9%
• Equity multiple: 5.96×
• Total profit: $55,449
• Equity at exit: $25,257

10-year hold

• IRR: 78.2%
• Equity multiple: 12.54×
• Total profit: $128,876
• Equity at exit: $45,953

Cash invested: $11,172 (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 36560

• Home prices YoY: 4.7%
• Active inventory: 26
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $687

Break-even live

Break-even rent $376

Max offer price $39,900

Occupancy floor 40%

Sensitivity live

Price	-10% $709	-5% $698	+0% $687	+5% $675	+10% $664
Rent	-10% $588	-5% $637	+0% $687	+5% $736	+10% $785
Rate	-1.0pp $707	-0.5pp $697	base $687	+0.5pp $676	+1.0pp $666

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $39,900 Active 47 DOM
2. 2026-06-17
   days on market $39,900 Active 46 DOM
3. 2026-06-16
   days on market $39,900 Active 45 DOM
4. 2026-06-15
   days on market $39,900 Active 44 DOM
5. 2026-06-14
   days on market $39,900 Active 42 DOM
6. 2026-06-13
   days on market $39,900 Active 41 DOM
7. 2026-06-10
   days on market $39,900 Active 39 DOM
8. 2026-06-09
   days on market $39,900 Active 38 DOM
9. 2026-06-08
   days on market $39,900 Active 37 DOM
10. 2026-06-07
    days on market $39,900 Active 36 DOM
11. 2026-06-05
    days on market $39,900 Active 33 DOM
12. 2026-06-03
    days on market $39,900 Active 32 DOM
13. 2026-06-02
    days on market $39,900 Active 31 DOM
14. 2026-06-01
    days on market $39,900 Active 30 DOM
15. 2026-05-31
    days on market $39,900 Active 29 DOM
16. 2026-05-30
    days on market $39,900 Active 28 DOM
17. 2026-05-03
    listed $39,900 Active 565-char remark
18. 2020-03-19
    soldstatus $50,000

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $855 · $71/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $14,944
• − Mortgage interest: −$2,235
• − Property taxes: −$855
• − Insurance: −$200
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$1,161
• Taxable income: $8,102
• Est. tax owed @ 24.0%: −$1,945
• After-tax cash flow: $6,295/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 — Mount Vernon

• Score: 67/100
• State rank: #81
• US rank: #10680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, AL
• Population (ZIP): 3,000

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 47% White 25% Two or more races 19% Native American 9%
• Common ancestry: Lithuanian 1%
• Foreign-born: 0% · Canada

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: ▲ 6.07%
• Current HPI: 136.3161
• 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

-20.2% since first listed

2 events — show timeline

• 2026-05-03 Listed $39,900 GCMLS AL
• 2020-03-19 Sold (Public Records) $50,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $855 · +0.0% YoY. Source: county tax records.