19920 Venusian Way · Agricola, MS 36587

$125,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 17 Days on market

Built 1983 0.91 ac lot Est $152k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Nestled on approximately one acre in Wilmer, Alabama, this 3-bedroom, 2-bathroom wood-frame home offers a unique opportunity for buyers looking to create their own private retreat. Tucked away in a quiet, secluded setting just off Moffett Road, the property provides peaceful country living while maintaining convenient access to major highways and nearby amenities. The home is a fixer-upper with tremendous potential, and the seller may be willing to complete certain repairs with an acceptable negotiated purchase price. Whether you're looking for a primary residence, investment property, or homestead project, this property offers plenty of possibilities. Outside, you'll find multiple storage

Key facts

• 0.91 acre lot
• Built 1983
• Listed 17 days

Property features AI

Exterior

• Parking: Dirt drive access (on-site)
• Utilities: Cable available; Electricity available; Phone available; Water available; Septic tank
• Home design: Single family residence; Residential property
• Construction: Built in 1983; Wood siding exterior; Metal roof; Block and slab foundation
• Exterior features: Storage; Other exterior features; Barn(s); Greenhouse; Outbuilding; Shed(s); Workshop; Property has a view

Interior

• Kitchen: Electric oven; Electric range; Microwave; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; Window unit(s) for cooling
• Interior features: Other interior features
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.0% in Agricola — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mobile County (urban): math 15% / reading 39% proficiency, ranked #81 of 129 in AL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tanner Williams Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 311 students, 65% FRL); Semmes Middle School (math 8% / reading 35%, grade F, #185 of 257 statewide, top 73%, 1,318 students, 68% FRL); Mary G Montgomery High School (math 13% / reading 18%, grade F, #211 of 305 statewide, top 69%, 1,965 students, 53% FRL).
• Market conditions: 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mobile County population projected to shrink 8% 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% 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. 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.
3. 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.
4. 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: 1.37% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.91%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $152,152
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14900 Moffett Rd	0.15mi	2/1.0 (-1)	1,032 (-10%)	14mo	$15,000	$15	56
15060 STARLIGHT Ave	0.34mi	3/2.0	1,313 (+15%)	16mo	$175,000	$133	46

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $14,855
• Equity at exit: $18,638

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $58,108
• Equity at exit: $10,808

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 36587

• Home prices YoY: -8.0%
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $551

Break-even live

Break-even rent $1,012

Max offer price $125,000

Occupancy floor 63%

Sensitivity live

Price	-10% $622	-5% $587	+0% $551	+5% $516	+10% $481
Rent	-10% $416	-5% $484	+0% $551	+5% $619	+10% $687
Rate	-1.0pp $614	-0.5pp $583	base $551	+0.5pp $519	+1.0pp $486

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $125,000 Active 17 DOM
2. 2026-06-18
   days on market $125,000 Active 14 DOM
3. 2026-06-17
   days on market $125,000 Active 13 DOM
4. 2026-06-16
   days on market $125,000 Active 12 DOM
5. 2026-06-15
   days on market $125,000 Active 11 DOM
6. 2026-06-14
   days on market $125,000 Active 9 DOM
7. 2026-06-13
   days on market $125,000 Active 8 DOM
8. 2026-06-10
   days on market $125,000 Active 6 DOM
9. 2026-06-09
   days on market $125,000 Active 5 DOM
10. 2026-06-08
    days on market $125,000 Active 4 DOM
11. 2026-06-07
    days on market $125,000 Active 3 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $125,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $1,101 · $92/mo
• Projected year-2 tax: $1,101 · $92/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 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: $20,519
• − Mortgage interest: −$7,002
• − Property taxes: −$1,101
• − Insurance: −$625
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$3,636
• Taxable income: $4,872
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $5,449/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: Mobile County
• NCES district ID: 0102370
• Math proficiency: 15% ▼ -28.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $42,455
• Composite: 22.9/100
• National rank: #8002
• State rank: #81 of 129 in AL

Livability — Agricola

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 12,039

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: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 7% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -24.70%
• Current HPI: 282.5522
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+10.1% since first listed

2 events — show timeline

• 2026-06-04 Listed $125,000 GCMLS AL
• 2026-03-30 Sold (Public Records) $113,500 Public Records

Property tax history

+16.0%/yr

Latest (2025): $1,101 · +0.5% YoY. Source: county tax records.