169 E Ashley St · Atmore, AL 36502

$119,000

3 bd · 1.5 ba · 1,728 sqft · SingleFamily · 63 Days on market

Built 1965 Fair condition 0.60 ac lot $69/sqft · 15% below area Est $139k · 15% under

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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
• ARV discount +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Space, space, and more space awaits in this Atmore gem. Just minutes from downtown, this 1,728 square-foot home offers a flexible 3-bedroom, 1.5-bath layout that’s ready to grow with you. Inside, you’ll find true hardwood kitchen cabinets that add warmth and character to the heart of the home, a bright living room, and a welcoming den that can flex as a family room or home office. The primary bedroom comes with its own en-suite half bath for convenient privacy, while two additional bedrooms share the full bath. Outside, enjoy a large front porch great for morning coffee or sunset chatter, plus a block storage building for all your tools and outdoor gear. The real standout is the bonus feature: an adjacent lot included, ready for your imagination to run wild—think garden sanctuary, workshop, extra parking, or a future expansion. Don’t miss this opportunity—give us a call today! Buyer to verify all information during due diligence.

Key facts

• Large front porch
• 0.6 acre lot
• Parking

Tags

• HARDWOOD KITCHEN CABINETS
• LARGE FRONT PORCH
• BLOCK STORAGE BUILDING
• ADJACENT LOT INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 7.4% in Atmore — 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 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 $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($112k) 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.

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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $139,490
• List price: $119,000
• Delta: -14.69%
• 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	0.54mi	3/2.0	1,856 (+7%)	1mo	$87,500	$47	60
135 Carver Ave	0.29mi	4/2.5 (+1)	1,664 (-4%)	17mo	$50,000	$30	57
308 S Presley St	0.47mi	3/1.5	1,874 (+8%)	15mo	$112,000	$60	52
217 7th Ave	0.64mi	3/1.0	1,549 (-10%)	1mo	$70,000	$45	50
208 Beck St	0.66mi	4/2.0 (+1)	1,854 (+7%)	2mo	$201,500	$109	48
107 3rd Ave	0.30mi	4/2.0 (+1)	1,566 (-9%)	21mo	$152,500	$97	46
325 E Horner St	0.49mi	3/2.0	1,972 (+14%)	8mo	$189,900	$96	45
103 Forest Ave	0.69mi	2/1.0 (-1)	1,585 (-8%)	5mo	$40,500	$26	43
706 E Horner St	0.67mi	4/1.0 (+1)	1,522 (-12%)	1mo	$111,000	$73	41
308 6th Ave	0.66mi	3/2.0	1,622 (-6%)	20mo	$169,900	$105	40
101 Beck St	0.57mi	3/2.0	1,512 (-12%)	24mo	$149,000	$99	31
708 E Horner St	0.68mi	4/2.0 (+1)	1,966 (+14%)	12mo	$82,500	$42	28

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $8,590
• Equity at exit: $17,743

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $43,438
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $437

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 68%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $119,000 Active 63 DOM
2. 2026-06-18
   days on market $119,000 Active 62 DOM
3. 2026-06-17
   days on market $119,000 Active 61 DOM
4. 2026-06-16
   days on market $119,000 Active 60 DOM
5. 2026-06-15
   days on market $119,000 Active 59 DOM
6. 2026-06-14
   days on market $119,000 Active 57 DOM
7. 2026-06-12
   days on market $119,000 Active 56 DOM
8. 2026-06-09
   days on market $119,000 Active 53 DOM
9. 2026-06-08
   days on market $119,000 Active 52 DOM
10. 2026-06-07
    days on market $119,000 Active 51 DOM
11. 2026-06-04
    days on market $119,000 Active 47 DOM
12. 2026-06-02
    days on market $119,000 Active 46 DOM
13. 2026-06-01
    days on market $119,000 Active 45 DOM
14. 2026-05-31
    days on market $119,000 Active 44 DOM
15. 2026-05-31
    days on market $119,000 Active 43 DOM
16. 2026-04-17
    listed $119,000 Active 973-char remark

    Show marketing remark (919 chars)

    Space, space, and more space awaits in this Atmore gem. Just minutes from downtown, this 1,728 square-foot home offers a flexible 3-bedroom, 1.5-bath layout that’s ready to grow with you. Inside, you’ll find true hardwood kitchen cabinets that add warmth and character to the heart of the home, a bright living room, and a welcoming den that can flex as a family room or home office. The primary bedroom comes with its own en-suite half bath for convenient privacy, while two additional bedrooms share the full bath. Outside, enjoy a large front porch great for morning coffee or sunset chatter, plus a block storage building for all your tools and outdoor gear. The real standout is the bonus feature: an adjacent lot included, ready for your imagination to run wild—think garden sanctuary, workshop, extra parking, or a future expansion. Don’t miss this opportunity—give us a call today!

17. 2026-04-17
    listed $119,000 Active 919-char remark

    Show marketing remark (919 chars)

    Space, space, and more space awaits in this Atmore gem. Just minutes from downtown, this 1,728 square-foot home offers a flexible 3-bedroom, 1.5-bath layout that’s ready to grow with you. Inside, you’ll find true hardwood kitchen cabinets that add warmth and character to the heart of the home, a bright living room, and a welcoming den that can flex as a family room or home office. The primary bedroom comes with its own en-suite half bath for convenient privacy, while two additional bedrooms share the full bath. Outside, enjoy a large front porch great for morning coffee or sunset chatter, plus a block storage building for all your tools and outdoor gear. The real standout is the bonus feature: an adjacent lot included, ready for your imagination to run wild—think garden sanctuary, workshop, extra parking, or a future expansion. Don’t miss this opportunity—give us a call today!

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 21 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: $19,134
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$3,462
• Taxable income: $3,565
• Est. tax owed @ 24.0%: −$856
• After-tax cash flow: $4,392/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.

Condition & rehab AI · 13 photos

Fair 45/100 Extensive rehab

This property requires extensive repairs and updates to improve its condition and value. Painting, updating cabinets, and replacing flooring and siding are recommended to increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear
• Major Kitchen countertops — Exposed subfloor
• Major Bathroom fixtures — Missing fixtures
• Major Exterior siding — Worn and exposed
• Major Flooring — Exposed subfloor

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves both resale and rental value
• Both Updating bathroom fixtures — Improves both resale and rental value
• Both Re-siding and repairing exterior — Improves both resale and rental value
• Both Flooring replacement — Improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
Kitchen countertops · Exposed subfloor	Major	$15,000–50,000
Bathroom fixtures · Missing fixtures	Major	$15,000–50,000
Exterior siding · Worn and exposed	Major	$15,000–50,000
Flooring · Exposed subfloor	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves both resale and rental value ↑
• Both Updating bathroom fixtures — Improves both resale and rental value ↑
• Both Re-siding and repairing exterior — Improves both resale and rental value ↑
• Both Flooring replacement — Improves both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-04-17 Listed $119,000 PARMLS
• 2026-04-17 Listed $119,000 BCAR