322 2nd St · Chickasaw, AL 36611

$135,000

3 bd · 2.0 ba · 1,416 sqft · SingleFamily · 7 Days on market

Built 1993 6,534 sqft lot Est $113k · 19% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2-bathroom gem located on the highly desirable 2nd Street in historic Chickasaw, Alabama. This home has been fully renovated from top to bottom, offering modern comfort while retaining its classic charm. Key updates include a brand-new architectural shingle roof providing peace of mind for years to come. * * * Inside, you will find a bright and inviting living space complemented by two fully updated bathrooms. * * * The property sits on a beautiful, spacious lot that offers a unique feature: access from two streets! While the primary address is 322 2nd Street, the convenient driveway and rear access are located on 1st Street, simplifying pa

Key facts

• Fully renovated
• 6,534 sq ft lot
• Built 1993

Tags

• FULLY RENOVATED
• ARCHITECTURAL SHINGLE ROOF
• ACCESS FROM TWO STREETS
• DRIVEWAY AND REAR ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (32.6% below list).
• Recommended offer: $91k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 7.2% in Chickasaw — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k 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.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $90,939 (32.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $113,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 2nd St	0.12mi	3/1.5	1,334 (-6%)	8mo	$150,000	$112	76
211 2nd St	0.28mi	3/2.0	1,530 (+8%)	5mo	$87,500	$57	69
113 Hillside Dr	0.31mi	3/2.0	1,600 (+13%)	1mo	$55,450	$35	63
214 Sutherland Dr	0.29mi	3/2.0	1,590 (+12%)	5mo	$185,000	$116	62
308 Valley Rd	0.54mi	3/2.0	1,547 (+9%)	1mo	$80,000	$52	58
206 Alpine St	0.50mi	3/1.0	1,468 (+4%)	11mo	$85,000	$58	57
206 5th St	0.47mi	2/1.0 (-1)	1,376 (-3%)	8mo	$53,500	$39	57
8 Ryan St	0.39mi	3/1.0	1,250 (-12%)	7mo	$100,000	$80	52
6 Ryan St	0.40mi	3/1.0	1,216 (-14%)	6mo	$65,000	$53	49
3 Canal St	0.48mi	3/1.0	1,215 (-14%)	2mo	$104,000	$86	48
425 Sutherland Dr	0.70mi	3/1.5	1,500 (+6%)	12mo	$220,000	$147	46
94 DIAMOND St	0.48mi	3/2.0	1,215 (-14%)	12mo	$168,000	$138	44

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: 19.5%
• Equity multiple: 2.58×
• Total profit: $59,874
• Equity at exit: $121,619

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $187,093
• Equity at exit: $262,275

Cash invested: $37,800 (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: 12.4×

Monthly cashflow live

• Estimated rent: $909 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $-215

Break-even live

Break-even rent $1,181

Max offer price $103,956

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-168	+0% $-215	+5% $-261	+10% $-308
Rent	-10% $-286	-5% $-250	+0% $-215	+5% $-179	+10% $-143
Rate	-1.0pp $-147	-0.5pp $-180	base $-215	+0.5pp $-250	+1.0pp $-285

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Grant St Chickasaw, AL	2.0	1.0	1000	$850	$0.85	44d	1	0.14mi
78 Lee St Chickasaw, AL	3.0	1.0	1412	$1,100	$0.78	44d	1	0.40mi
101 Grant St Chickasaw, AL	3.0	1.0	1383	$895	$0.65	14d	1	0.43mi
55 Thompson Blvd Chickasaw, AL	3.0	1.0	939	$1,500	$1.60	21d	1	0.53mi
3 Southern St Chickasaw, AL	3.0	1.0	1108	$795	$0.72	14d	1	0.58mi

Listing history 2 events

1. 2025-12-10
   status Pending
2. 2025-12-03
   listed $135,000 Active

ⓘ 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 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: $10,913
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$3,927
• Taxable loss: −$5,023
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $-1,369/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

2 events — show timeline

• 2025-12-10 Pending — GCMLS AL
• 2025-12-03 Listed $135,000 GCMLS AL