5321 Albert Evans Rd S · Agricola, MS 36587

$134,200

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 17 Days on market

Built 1986 0.80 ac lot ↓ 19% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• 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 MLS

This brick home in the country has been beautifully remodeled. The living ares in the home are very spacious with a new open concept floor plan. The kitchen has a new stove and dishwasher. It also has new cabinets with an island added and beautiful granite counter tops. Both bathrooms have been updated with new vanities, the master bathroom features a gorgeous barn door. You will love sitting on the new deck overlooking almost an acre of land (. 89 acres) The home has a new roof, new air conditioner, new hot water heater, all new flooring and freshly painted throughout the entire home!

Key facts

• Open concept
• Acre of land
• Spacious kitchen

Tags

• OPEN CONCEPT
• BRICK HOME
• ACRE OF LAND
• SPACIOUS KITCHEN
• SEPARATE FAMILY ROOM
• BACK DECK

Property features AI

Exterior

• Parking: No parking
• Utilities: Electricity available; Septic tank for sewer
• Home design: Single family residence; Residential property; Built in 1986; Shingle roof; Metes & Bounds subdivision
• Construction: Shingle roof; No foundation details listed; No other structures listed
• Exterior features: No exterior features listed; No fencing; No pool; No spa; Property has a view

Interior

• Kitchen: Breakfast bar
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Other interior features; No fireplace; Breakfast bar in kitchen
• Laundry & utility: Septic tank (sewer)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $132k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• 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 $928 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 $38k 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 ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,187 (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: 1.35% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.60%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.46×
• Total profit: $17,302
• Equity at exit: $20,010

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $65,229
• Equity at exit: $11,603

Cash invested: $37,576 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,806 medium
• Mortgage (P&I): −$704
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $614

Break-even live

Break-even rent $1,029

Max offer price $134,200

Occupancy floor 61%

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: $33,550
• Closing costs: $4,026
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $134,200 Active 17 DOM
2. 2026-06-17
   days on market $134,200 Active 16 DOM
3. 2026-06-16
   days on market $134,200 Active 15 DOM
4. 2026-06-15
   days on market $134,200 Active 14 DOM
5. 2026-06-14
   days on market $134,200 Active 12 DOM
6. 2026-06-13
   days on market $134,200 Active 11 DOM
7. 2026-06-10
   days on market $134,200 Active 9 DOM
8. 2026-06-09
   days on market $134,200 Active 8 DOM
9. 2026-06-08
   days on market $134,200 Active 7 DOM
10. 2026-06-07
    days on market $134,200 Active 6 DOM
11. 2026-06-05
    days on market $134,200 Active 3 DOM
12. 2026-06-03
    days on market $134,200 Active 2 DOM
13. 2026-06-01
    remarks 426-char remark
14. 2026-06-01
    listed $134,200 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: $643 · $54/mo
• Projected year-2 tax: $1,060 · $88/mo
• Expected delta: +$417/yr (+$35/mo · 64.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 22 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: $21,676
• − Mortgage interest: −$7,517
• − Property taxes: −$643
• − Insurance: −$671
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$3,904
• Taxable income: $5,473
• Est. tax owed @ 24.0%: −$1,313
• After-tax cash flow: $6,052/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

-18.7% since first listed

7 events — show timeline

• 2026-06-01 Listed $134,200 GCMLS AL
• 2026-02-21 Price Changed $197,000 GCMLS AL
• 2026-01-02 Price Changed $199,000 GCMLS AL
• 2020-08-03 Sold (Public Records) $165,000 Public Records
• 2020-07-30 Sold (MLS) $165,000 GCMLS AL
• 2020-07-30 Sold (MLS) $165,000 BCAR
• 2020-04-14 Listed $165,000 BCAR

Property tax history

+4.7%/yr

Latest (2025): $643 · +5.6% YoY. Source: county tax records.