263 9th Ave · Chickasaw, AL 36611

$84,900

3 bd · 1.0 ba · 1,329 sqft · SingleFamily public records · 19 Days on market

Built 1990 0.25 ac lot $64/sqft · at area comps Est $85k · at est.

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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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• 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 MLS

Step into cash flow! This 3 bed / 1 bath house is perfect for a landlord! It's a full brick house on slab foundation. This property is under the affordable housing program that is 100% subsidized at a rate of $1,050 / month. House has central heating and air.

Key facts

• Slab foundation
• Full brick house
• 0.25 acre lot

Tags

• FULL BRICK HOUSE
• SLAB FOUNDATION
• CENTRAL HEATING AND AIR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: schools F, crime D-, amenities F.
• Market conditions: 45 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $9k of equity ($587 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $55k; list at $85k implies a 54% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,626 (1.5% below list)

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: 1.27% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $84,810
• List price: $84,900
• Delta: 0.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 9th Ave	0.00mi	3/1.0	1,329 (0%)	0mo	$75,000	$56	100
154 Chieftain Way	0.27mi	3/1.0	1,286 (-3%)	1mo	$78,000	$61	81
305 11th Ave	0.15mi	3/2.0	1,152 (-13%)	1mo	$65,000	$56	66
315 4th Ave	0.42mi	3/2.0	1,369 (+3%)	10mo	$129,000	$94	64
305 5th Ave	0.34mi	3/1.0	1,232 (-7%)	11mo	$60,000	$49	62
310 8th Ave	0.12mi	2/2.0 (-1)	1,160 (-13%)	10mo	$76,500	$66	56
206 5th St	0.62mi	2/1.0 (-1)	1,376 (+4%)	8mo	$53,500	$39	53
254 4th Ave	0.44mi	3/2.0	1,456 (+10%)	8mo	$209,000	$144	53
516 Lee St W	0.72mi	3/1.5	1,271 (-4%)	11mo	$145,000	$114	48
94 DIAMOND St	0.54mi	3/2.0	1,215 (-9%)	12mo	$168,000	$138	47
346 Fall Ave	0.60mi	3/1.5	1,144 (-14%)	1mo	$42,000	$37	46
513 Holiday Ave	0.73mi	3/2.0	1,458 (+10%)	1mo	$170,000	$117	45

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: 35.9%
• Equity multiple: 3.78×
• Total profit: $66,015
• Equity at exit: $76,485

10-year hold

• IRR: 30.9%
• Equity multiple: 8.52×
• Total profit: $178,813
• Equity at exit: $164,942

Cash invested: $23,772 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$445
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $311

Break-even live

Break-even rent $681

Max offer price $84,900

Occupancy floor 66%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Thompson Blvd Chickasaw, AL	3.0	1.0	939	$1,500	$1.60	21d	1	0.51mi
101 Grant St Chickasaw, AL	3.0	1.0	1383	$895	$0.65	13d	1	0.65mi
78 Lee St Chickasaw, AL	3.0	1.0	1412	$1,100	$0.78	44d	1	0.65mi
408 Rawls Ave Mobile, AL	2.0	1.0	1032	$1,100	$1.07	13d	1	0.92mi
311 Grant St Chickasaw, AL	2.0	1.0	1000	$850	$0.85	44d	1	0.96mi
3 Southern St Chickasaw, AL	3.0	1.0	1108	$795	$0.72	13d	1	1.09mi
100 Dairy Rd Mobile, AL	2.0–3.0	2.0	999	$1,100	$1.10	13d	1	1.44mi

Listing history 7 events

1. 2026-05-07
   status Pending 259-char remark

   Show marketing remark (259 chars)

   Step into cash flow! This 3 bed / 1 bath house is perfect for a landlord! It's a full brick house on slab foundation. This property is under the affordable housing program that is 100% subsidized at a rate of $1,050 / month. House has central heating and air.

2. 2026-04-21
   status Active 259-char remark

   Show marketing remark (259 chars)

   Step into cash flow! This 3 bed / 1 bath house is perfect for a landlord! It's a full brick house on slab foundation. This property is under the affordable housing program that is 100% subsidized at a rate of $1,050 / month. House has central heating and air.

3. 2026-03-13
   status Pending 259-char remark

   Show marketing remark (259 chars)

   Step into cash flow! This 3 bed / 1 bath house is perfect for a landlord! It's a full brick house on slab foundation. This property is under the affordable housing program that is 100% subsidized at a rate of $1,050 / month. House has central heating and air.

4. 2026-03-13
   historical 259-char remark

   Show marketing remark (259 chars)

   Step into cash flow! This 3 bed / 1 bath house is perfect for a landlord! It's a full brick house on slab foundation. This property is under the affordable housing program that is 100% subsidized at a rate of $1,050 / month. House has central heating and air.

5. 2026-03-10
   listed $84,900 Active 259-char remark

   Show marketing remark (259 chars)

   Step into cash flow! This 3 bed / 1 bath house is perfect for a landlord! It's a full brick house on slab foundation. This property is under the affordable housing program that is 100% subsidized at a rate of $1,050 / month. House has central heating and air.

6. 2024-11-07
   soldstatus $55,000
7. 2015-09-08
   soldstatus $9,500

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $688 · $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 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: $12,891
• − Mortgage interest: −$4,756
• − Property taxes: −$688
• − Insurance: −$424
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,470
• Taxable income: $2,490
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,131/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

+793.7% since first listed

7 events — show timeline

• 2026-05-07 Pending — GCMLS AL
• 2026-04-21 Relisted — GCMLS AL
• 2026-03-13 Pending — GCMLS AL
• 2026-03-13 Delisted — GCMLS AL
• 2026-03-10 Listed $84,900 GCMLS AL
• 2024-11-07 Sold (Public Records) $55,000 Public Records
• 2015-09-08 Sold (Public Records) $9,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $688 · +12.8% YoY. Source: county tax records.