108 11th Ave · Chickasaw, AL 36611

$79,900

2 bd · 1.0 ba · 1,003 sqft · SingleFamily public records · 102 Days on market

Built 1965 10,820 sqft lot Est $99k · 20% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute Cottage in the heart of Chickasaw. This home is clean inside and out and features a new roof, updated electrical, and an active termite bond. There is a detached single car garage that could be used as a nice workshop! This home is perfect for a small family or an investor. The home is currently rented for $1,000 /month and the lease is transferable if necessary.

Key facts

• Updated electrical
• Active termite bond
• New roof

Tags

• NEW ROOF
• UPDATED ELECTRICAL
• ACTIVE TERMITE BOND
• DETACHED SINGLE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 7.2% in Chickasaw — 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 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; 7 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 $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $80k implies a 98% 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $99,297
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 11th Ave	0.00mi	2/1.0	1,003 (0%)	0mo	$77,000	$77	100
104 8th Ave	0.20mi	2/1.0	1,071 (+7%)	0mo	$94,000	$88	79
97 Grant St	0.45mi	2/1.0	1,032 (+3%)	1mo	$137,500	$133	73
352 10th Ave	0.41mi	3/1.0 (+1)	944 (-6%)	0mo	$97,899	$104	66
419 Geronimo St	0.54mi	3/1.0 (+1)	1,000 (-0%)	4mo	$139,900	$140	66
300 Geronimo St	0.39mi	3/1.0 (+1)	1,076 (+7%)	2mo	$110,000	$102	63
206 1st St	0.60mi	2/1.5	1,049 (+5%)	3mo	$115,000	$110	60
253 9th Ave	0.25mi	2/1.0	853 (-15%)	6mo	$84,700	$99	58
110 Thompson Ct N	0.43mi	3/1.0 (+1)	900 (-10%)	8mo	$79,000	$88	51
305 11th Ave	0.33mi	3/2.0 (+1)	1,152 (+15%)	1mo	$65,000	$56	50
214 3rd Ave	0.63mi	3/1.0 (+1)	912 (-9%)	6mo	$52,000	$57	45
161 3rd Ave	0.58mi	3/1.0 (+1)	884 (-12%)	5mo	$45,000	$51	43

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: 37.2%
• Equity multiple: 3.87×
• Total profit: $64,144
• Equity at exit: $71,980

10-year hold

• IRR: 32.0%
• Equity multiple: 8.72×
• Total profit: $172,630
• Equity at exit: $155,228

Cash invested: $22,372 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$419
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $324

Break-even live

Break-even rent $635

Max offer price $79,900

Occupancy floor 64%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 9th Ave Chickasaw, AL	2.0	1.0	720	$950	$1.32	20d	1	0.14mi
55 Thompson Blvd Chickasaw, AL	3.0	1.0	939	$1,500	$1.60	20d	1	0.38mi
101 Grant St Chickasaw, AL	3.0	1.0	1383	$895	$0.65	13d	1	0.47mi
78 Lee St Chickasaw, AL	3.0	1.0	1412	$1,100	$0.78	43d	1	0.57mi
311 Grant St Chickasaw, AL	2.0	1.0	1000	$850	$0.85	43d	1	0.78mi
3 Southern St Chickasaw, AL	3.0	1.0	1108	$795	$0.72	13d	1	0.81mi
408 Rawls Ave Mobile, AL	2.0	1.0	1032	$1,100	$1.07	13d	1	0.87mi

Listing history 7 events

1. 2026-02-06
   status Pending
2. 2025-12-28
   price $79,900
3. 2025-10-27
   listed $82,500 Active
4. 2025-03-19
   price $76,500
5. 2025-02-07
   price $77,500
6. 2024-04-24
   price $79,900
7. 2022-04-29
   soldstatus $40,400

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $591 · $49/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 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: $12,542
• − Mortgage interest: −$4,476
• − Property taxes: −$591
• − Insurance: −$400
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,324
• Taxable income: $2,745
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,231/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

+97.8% since first listed

7 events — show timeline

• 2026-02-06 Pending — GCMLS AL
• 2025-12-28 Price Changed $79,900 GCMLS AL
• 2025-10-27 Listed $82,500 GCMLS AL
• 2025-03-19 Price Changed $76,500 GCMLS AL
• 2025-02-07 Price Changed $77,500 GCMLS AL
• 2024-04-24 Price Changed $79,900 GCMLS AL
• 2022-04-29 Sold (MLS) $40,400 GCMLS AL

Property tax history

+1.6%/yr

Latest (2025): $591 · +12.0% YoY. Source: county tax records.