613 S Carney St · Atmore, AL 36502

$179,999

4 bd · 1.0 ba · 1,987 sqft · SingleFamily public records · 341 Days on market

Built 1951 0.34 ac lot $91/sqft · 11% below area Est $201k · 11% under

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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 +20.4/30.0
• ARV discount +12.3/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• 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

This charming red brick home with pinewood floors is a must see. The beautiful tongue and groove wood throughout makes this home feel warm and inviting. Large windows that let in tons of natural light. Huge primary bedroom with window seats has its own bath and is connected to laundry room. The yard has many flowering plants and the Backyard is fenced in and there is a covered back porch. The single garage has additional storage inside and more storage accessible from the backyard. Convenient to the Elementary School and the splash pad, park area. Buyer to verify all information during due diligence.

Key facts

• 0.34 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $166k (7.7% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

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 $5k 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 341 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 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 1951 — 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 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?
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: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (median comp): $201,271
• List price: $179,999
• Delta: -10.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Pensacola Ave	0.40mi	3/2.0 (-1)	1,856 (-7%)	1mo	$87,500	$47	61
301 E Craig St	0.39mi	4/2.0	2,212 (+11%)	2mo	$170,000	$77	57
208 Beck St	0.56mi	4/2.0	1,854 (-7%)	2mo	$201,500	$109	57
325 E Horner St	0.62mi	3/2.0 (-1)	1,972 (-1%)	8mo	$189,900	$96	54
18 Rollins Pl	0.48mi	3/2.0 (-1)	1,868 (-6%)	6mo	$240,000	$128	54
906 S Presley St	0.30mi	3/2.0 (-1)	2,224 (+12%)	8mo	$295,000	$133	50
308 S Presley St	0.48mi	3/1.5 (-1)	1,874 (-6%)	15mo	$112,000	$60	49
404 Tatom Ave	0.35mi	3/2.0 (-1)	1,798 (-10%)	12mo	$269,900	$150	48
1201 S Main St	0.38mi	3/2.0 (-1)	2,177 (+10%)	12mo	$222,000	$102	47
205 Highland Ave	0.38mi	3/2.0 (-1)	2,282 (+15%)	6mo	$174,900	$77	44
200 Greer Ave	0.63mi	3/2.0 (-1)	1,849 (-7%)	13mo	$145,000	$78	39
511 4th Ave	0.72mi	5/3.0 (+1)	1,689 (-15%)	7mo	$87,500	$52	23

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-14,282
• Equity at exit: $26,838

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $6,518
• Equity at exit: $15,563

Cash invested: $50,400 (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 36502

• Home prices YoY: -23.4%
• Active inventory: 115
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $235

Break-even live

Break-even rent $1,364

Max offer price $179,999

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-04
   days on market $179,999 Active 341 DOM
2. 2026-06-02
   days on market $179,999 Active 340 DOM
3. 2026-06-01
   days on market $179,999 Active 339 DOM
4. 2026-05-31
   days on market $179,999 Active 338 DOM
5. 2026-05-31
   days on market $179,999 Active 337 DOM
6. 2025-12-11
   price $179,999 608-char remark

   Show marketing remark (608 chars)

   This charming red brick home with pinewood floors is a must see. The beautiful tongue and groove wood throughout makes this home feel warm and inviting. Large windows that let in tons of natural light. Huge primary bedroom with window seats has its own bath and is connected to laundry room. The yard has many flowering plants and the Backyard is fenced in and there is a covered back porch. The single garage has additional storage inside and more storage accessible from the backyard. Convenient to the Elementary School and the splash pad, park area. Buyer to verify all information during due diligence.

7. 2025-09-22
   price $189,999 608-char remark

   Show marketing remark (608 chars)

   This charming red brick home with pinewood floors is a must see. The beautiful tongue and groove wood throughout makes this home feel warm and inviting. Large windows that let in tons of natural light. Huge primary bedroom with window seats has its own bath and is connected to laundry room. The yard has many flowering plants and the Backyard is fenced in and there is a covered back porch. The single garage has additional storage inside and more storage accessible from the backyard. Convenient to the Elementary School and the splash pad, park area. Buyer to verify all information during due diligence.

8. 2025-06-28
   listed $199,999 Active 608-char remark

   Show marketing remark (608 chars)

   This charming red brick home with pinewood floors is a must see. The beautiful tongue and groove wood throughout makes this home feel warm and inviting. Large windows that let in tons of natural light. Huge primary bedroom with window seats has its own bath and is connected to laundry room. The yard has many flowering plants and the Backyard is fenced in and there is a covered back porch. The single garage has additional storage inside and more storage accessible from the backyard. Convenient to the Elementary School and the splash pad, park area. Buyer to verify all information during due diligence.

9. 2025-06-21
   historical $199,999 608-char remark

   Show marketing remark (608 chars)

   This charming red brick home with pinewood floors is a must see. The beautiful tongue and groove wood throughout makes this home feel warm and inviting. Large windows that let in tons of natural light. Huge primary bedroom with window seats has its own bath and is connected to laundry room. The yard has many flowering plants and the Backyard is fenced in and there is a covered back porch. The single garage has additional storage inside and more storage accessible from the backyard. Convenient to the Elementary School and the splash pad, park area. Buyer to verify all information during due diligence.

10. 2022-08-29
    soldstatus $180,000 772-char remark

    Show marketing remark (772 chars)

    The Red Ranch of Carney. .. the character of this home with its red brick, natural wood and quiet neighborhood is a "find" in the middle of town. This home is 4 BR/2 BA with nearly 2,000 sq ft of living space. The living room is the perfect place to enjoy your days/nights with its picture window, fireplace and cozy atmosphere. The Master bedroom overlooks your secluded backyard with Camillas and a mature holly tree. The fenced backyard is a generous size for gatherings or a nice quiet evening on the patio. An added bonus is that this home is within walking distance to the Splash Pad, Market in the Park, and other festivities held at Heritage Park (and you will want to be a part of these). Come and see this beautiful home and let its CHARM surprise you.

11. 2022-08-29
    soldstatus $180,000

    Show marketing remark (772 chars)

    The Red Ranch of Carney. .. the character of this home with its red brick, natural wood and quiet neighborhood is a "find" in the middle of town. This home is 4 BR/2 BA with nearly 2,000 sq ft of living space. The living room is the perfect place to enjoy your days/nights with its picture window, fireplace and cozy atmosphere. The Master bedroom overlooks your secluded backyard with Camillas and a mature holly tree. The fenced backyard is a generous size for gatherings or a nice quiet evening on the patio. An added bonus is that this home is within walking distance to the Splash Pad, Market in the Park, and other festivities held at Heritage Park (and you will want to be a part of these). Come and see this beautiful home and let its CHARM surprise you.

12. 2022-07-27
    listed $180,000 772-char remark

    Show marketing remark (772 chars)

    The Red Ranch of Carney. .. the character of this home with its red brick, natural wood and quiet neighborhood is a "find" in the middle of town. This home is 4 BR/2 BA with nearly 2,000 sq ft of living space. The living room is the perfect place to enjoy your days/nights with its picture window, fireplace and cozy atmosphere. The Master bedroom overlooks your secluded backyard with Camillas and a mature holly tree. The fenced backyard is a generous size for gatherings or a nice quiet evening on the patio. An added bonus is that this home is within walking distance to the Splash Pad, Market in the Park, and other festivities held at Heritage Park (and you will want to be a part of these). Come and see this beautiful home and let its CHARM surprise you.

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$33/yr (+$3/mo · 4.7%)

ⓘ 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 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: $19,938
• − Mortgage interest: −$10,083
• − Property taxes: −$705
• − Insurance: −$900
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$5,236
• Taxable loss: −$176
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,861/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

-0.0% since first listed

7 events — show timeline

• 2025-12-11 Price Changed $179,999 BCAR
• 2025-09-22 Price Changed $189,999 BCAR
• 2025-06-28 Listed $199,999 BCAR
• 2025-06-21 Coming Soon $199,999 BCAR
• 2022-08-29 Sold (Public Records) $180,000 Public Records
• 2022-08-29 Sold (MLS) $180,000 BCAR
• 2022-07-27 Listed $180,000 BCAR

Property tax history

+3.1%/yr

Latest (2025): $705 · -51.1% YoY. Source: county tax records.