317 S Presley St · Atmore, AL 36502

$139,900

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 5 Days on market

Built 1945 $115/sqft · at area comps Est $144k · at est.

---

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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• 1% rule +6.4/10.0
• 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

Welcome to 317 S Presley St, a cozy 2BR/1BA cottage in the heart of Atmore with the perfect mix of timeless charm and modern updates. This move-in ready home features updates throughout, a cozy layout filled with natural light, and a spacious yard perfect for entertaining, gardening, or relaxing evenings at home. Whether you're a first time buyer, looking to downsize, or searching for an investment opportunity, this home delivers comfort, character, and convenience all in one. Schedule your private showing today!Buyer to verify all information during due diligence. Seller is a licensed agent in the State of Alabama. Buyer to verify all information during due diligence.

Key facts

• Spacious yard
• Modern updates
• Natural light

Tags

• SPACIOUS YARD
• MODERN UPDATES
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: No community amenities; No transfer fees

Exterior

• Parking: Detached single-car garage (20 x 20) with 1 covered space
• Utilities: Electric service: Alabama Power; Public water and sewer (not specified)
• Home design: Resale property; One story
• Construction: Vinyl siding, solid masonry, and wood frame construction; Composition roof
• Exterior features: Less than 1 acre lot; No waterfront

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Cooktop; Refrigerator with ice maker
• Bedrooms: Main-level master bedroom (12 x 13); Second bedroom (12 x 13)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central electric cooling
• Interior features: Ceiling fans
• Laundry & utility: Laundry on main level; Utility room (7 x 4)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.1% vs local median 7.2% 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: 120 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 $967 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1945 — 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 $139,900

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 7.3

CMA / ARV

• ARV (median comp): $143,601
• List price: $139,900
• Delta: -2.58%
• 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
106 2nd Ave	0.28mi	2/1.0	1,232 (+1%)	17mo	$65,000	$53	70
506 E Horner St	0.33mi	3/1.0 (+1)	1,241 (+2%)	17mo	$124,000	$100	62
1110 1st Ave	0.66mi	2/2.0	1,183 (-3%)	4mo	$123,000	$104	57
704 E Horner St	0.51mi	3/2.0 (+1)	1,201 (-1%)	11mo	$163,000	$136	56
511 E Pine St	0.61mi	3/1.0 (+1)	1,254 (+3%)	8mo	$150,000	$120	54
104 S Carney	0.42mi	2/1.0	1,064 (-12%)	7mo	$133,500	$125	54
301 Tatom Ave	0.63mi	3/1.0 (+1)	1,176 (-3%)	15mo	$139,900	$119	48
609 E Pine St	0.73mi	3/1.0 (+1)	1,328 (+9%)	0mo	$165,000	$124	45
302 Woodlawn Ave	0.60mi	3/1.0 (+1)	1,075 (-12%)	4mo	$145,000	$135	44
514 5th Ave	0.63mi	2/1.0	1,092 (-10%)	12mo	$132,500	$121	44
201 Wilson Ave	0.59mi	3/1.0 (+1)	1,040 (-14%)	3mo	$30,000	$29	41
611 E Poplar St	0.67mi	3/1.0 (+1)	1,104 (-9%)	13mo	$115,000	$104	38

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $5,296
• Equity at exit: $20,860

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $40,447
• Equity at exit: $12,096

Cash invested: $39,172 (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 36502

• Home prices YoY: -23.4%
• Active inventory: 120
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $440

Break-even live

Break-even rent $1,044

Max offer price $139,900

Occupancy floor 68%

Sensitivity live

Price	-10% $519	-5% $480	+0% $440	+5% $400	+10% $361
Rent	-10% $314	-5% $377	+0% $440	+5% $503	+10% $567
Rate	-1.0pp $511	-0.5pp $476	base $440	+0.5pp $404	+1.0pp $367

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-31
   statusdays on market $139,900 Pending 5 DOM
2. 2026-05-09
   status Pending 677-char remark
3. 2026-05-05
   listed $139,900 Active 677-char remark

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$177/yr (+$15/mo · 44.5%)

ⓘ 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: $19,217
• − Mortgage interest: −$7,837
• − Property taxes: −$397
• − Insurance: −$700
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,070
• Taxable income: $3,139
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $4,527/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

4 events — show timeline

• 2026-05-30 Pending — BCAR
• 2026-05-29 Relisted — BCAR
• 2026-05-09 Pending — BCAR
• 2026-05-05 Listed $139,900 BCAR

Property tax history

+4.8%/yr

Latest (2025): $397 · +5.0% YoY. Source: county tax records.