316 1st St · Chickasaw, AL 36611

$99,900

2 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 16 Days on market

Built 2010 8,712 sqft lot Est $101k · at est.

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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 +19.3/30.0
• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Come check out this fully renovated, all 4 sides brick, rental property. It's like a tank! 3 bed / 1 bath. Perfect for the investor landlord that wants low maintenance. This property features a new architectural roof, new heating and air system, luxury vinyl plank throughout, new white shaker kitchen cabinets, new countertops, new stainless steel appliances. This property also has an updated bathroom with a brand new bathtub and tile look surround. The rental property also has all new doors installed, new plumbing, and electrical finishes. All the expensive major house components have been updated! This property is under the affordable housing program. Almost 100% rent subsidized. $1,14

Key facts

• Fully renovated
• Luxury vinyl plank
• New countertops

Tags

• FULLY RENOVATED
• ALL SIDES BRICK
• NEW ARCHITECTURAL ROOF
• NEW HEATING AND AIR SYSTEM
• LUXURY VINYL PLANK
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $95k (5.0% below list).
• Recommended offer: $95k (5.0% below list) — sets the bar for 1% rule.

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; 6 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 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 $27k; list at $100k implies a 270% 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 $94,922 (5.0% 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: 0.95% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $100,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 1st St	0.00mi	3/1.0 (+1)	1,147 (0%)	0mo	$97,899	$85	95
206 1st St	0.24mi	2/1.5	1,049 (-8%)	3mo	$115,000	$110	70
206 Hillside Dr	0.43mi	3/1.0 (+1)	1,080 (-6%)	1mo	$80,000	$74	65
97 Grant St	0.39mi	2/1.0	1,032 (-10%)	1mo	$137,500	$133	64
3 Canal St	0.43mi	3/1.0 (+1)	1,215 (+6%)	2mo	$104,000	$86	63
6 Ryan St	0.37mi	3/1.0 (+1)	1,216 (+6%)	6mo	$65,000	$53	63
8 Ryan St	0.36mi	3/1.0 (+1)	1,250 (+9%)	7mo	$100,000	$80	57
104 8th Ave	0.68mi	2/1.0	1,071 (-7%)	0mo	$94,000	$88	57
714 Townsend Cir	0.74mi	3/1.5 (+1)	1,161 (+1%)	1mo	$137,000	$118	55
15 Gulf St	0.45mi	3/1.0 (+1)	1,052 (-8%)	6mo	$10,000	$10	55
110 Idlewood Dr	0.63mi	3/2.0 (+1)	1,192 (+4%)	1mo	$160,000	$134	54
419 Sutherland Cir	0.74mi	3/1.0 (+1)	1,196 (+4%)	6mo	$144,900	$121	48

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: 27.7%
• Equity multiple: 3.20×
• Total profit: $61,402
• Equity at exit: $89,998

10-year hold

• IRR: 24.2%
• Equity multiple: 7.27×
• Total profit: $175,273
• Equity at exit: $194,084

Cash invested: $27,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $949 high
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $110

Break-even live

Break-even rent $810

Max offer price $99,900

Occupancy floor 83%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Grant St Chickasaw, AL	2.0	1.0	1000	$850	$0.85	43d	1	0.08mi
78 Lee St Chickasaw, AL	3.0	1.0	1412	$1,100	$0.78	43d	1	0.37mi
101 Grant St Chickasaw, AL	3.0	1.0	1383	$895	$0.65	13d	1	0.37mi
55 Thompson Blvd Chickasaw, AL	3.0	1.0	939	$1,500	$1.60	21d	1	0.48mi
3 Southern St Chickasaw, AL	3.0	1.0	1108	$795	$0.72	13d	1	0.52mi
156 9th Ave Chickasaw, AL	2.0	1.0	720	$950	$1.32	21d	1	0.80mi

Listing history 8 events

1. 2026-04-26
   status Pending
2. 2026-04-21
   status Active
3. 2026-03-13
   status Pending
4. 2026-03-13
   historical
5. 2026-03-06
   status Active
6. 2026-03-06
   status Pending
7. 2026-03-02
   listed $99,900 Active
8. 2024-02-07
   soldstatus $27,000

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $892 · $74/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $11,391
• − Mortgage interest: −$5,596
• − Property taxes: −$892
• − Insurance: −$500
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,906
• Taxable loss: −$325
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,399/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

+270.0% since first listed

8 events — show timeline

• 2026-04-26 Pending — GCMLS AL
• 2026-04-21 Relisted — GCMLS AL
• 2026-03-13 Pending — GCMLS AL
• 2026-03-13 Delisted — GCMLS AL
• 2026-03-06 Relisted — GCMLS AL
• 2026-03-06 Pending — GCMLS AL
• 2026-03-02 Listed $99,900 GCMLS AL
• 2024-02-07 Sold (Public Records) $27,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $892 · +61.2% YoY. Source: county tax records.