16 Gulf St · Chickasaw, AL 36611

$39,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 14 Days on market

Built 1985 1.00 ac lot

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Why this score? — see what drove the A- 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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Perfect Starter Home in the Heart of Chickasaw! Don’t miss this charming 2-bedroom, 1-bath home that’s ideal for a first-time homebuyer, downsizer, or investor. Conveniently located in the heart of Chickasaw, this home offers comfort, affordability, and peace of mind with major updates already completed. The home features a roof and HVAC system that are only 2 years old, helping to reduce maintenance concerns and provide added value for years to come. Inside, you’ll find a functional layout with plenty of potential to make it your own. Conveniently located near schools, shopping, dining, and major roadways, this property is a great opportunity to own a home at an afford

Key facts

• Near schools
• Near dining
• Roof and hvac system

Tags

• ROOF AND HVAC SYSTEM
• FUNCTIONAL LAYOUT
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING
• NEAR MAJOR ROADWAYS

Property features AI

Finance

• Other: No land lease; Subdivision: East Village Chickasaw

Exterior

• Parking: No parking
• Utilities: Public sewer; Electric service not listed
• Home design: Single family residence; Residential property
• Construction: Wood siding exterior; Shingle roof; Built in 1985; No foundation details listed; No window features listed
• Exterior features: Other exterior features; No fencing; No other structures; View present

Interior

• Kitchen: Other kitchen features; Appliances: Other
• Bedrooms: 2 bedrooms
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features; No fireplace
• Laundry & utility: Other utilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $40k).
• Cap rate 19.3% 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; 4 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 $4k of equity ($276 loan paydown + $4k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 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 $39,900

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: 2.25% ✓
• Cap rate: 19.34%
• Cash-on-cash: 46.61%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $116,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Jackson St	0.62mi	3/1.0 (+1)	825 (-2%)	10mo	$115,000	$139	54
56 Thompson Blvd	0.68mi	2/1.0	800 (-5%)	17mo	$65,000	$81	46

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: 60.7%
• Equity multiple: 5.42×
• Total profit: $49,384
• Equity at exit: $35,945

10-year hold

• IRR: 54.3%
• Equity multiple: 12.07×
• Total profit: $123,719
• Equity at exit: $77,517

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 36611

• Home prices YoY: 7.0%
• Active inventory: 45
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $434

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 47%

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Southern St Chickasaw, AL	3.0	1.0	1108	$795	$0.72	13d	1	0.09mi
311 Grant St Chickasaw, AL	2.0	1.0	1000	$850	$0.85	44d	1	0.39mi
55 Thompson Blvd Chickasaw, AL	3.0	1.0	939	$1,500	$1.60	21d	1	0.64mi
156 9th Ave Chickasaw, AL	2.0	1.0	720	$950	$1.32	21d	1	0.89mi

Listing history 12 events

1. 2026-06-18
   days on market $39,900 Active 14 DOM
2. 2026-06-17
   price $39,900 Active 13 DOM
3. 2026-06-17
   days on market $44,900 Active 13 DOM
4. 2026-06-16
   days on market $44,900 Active 12 DOM
5. 2026-06-15
   days on market $44,900 Active 11 DOM
6. 2026-06-14
   days on market $44,900 Active 9 DOM
7. 2026-06-13
   days on market $44,900 Active 8 DOM
8. 2026-06-10
   days on market $44,900 Active 6 DOM
9. 2026-06-09
   days on market $44,900 Active 5 DOM
10. 2026-06-08
    days on market $44,900 Active 4 DOM
11. 2026-06-07
    remarks 681-char remark
12. 2026-06-07
    listed $44,900 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $10,780
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$1,161
• Taxable income: $4,862
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $4,041/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

1 event — show timeline

• 2026-06-04 Listed $44,900 GCMLS AL