141 Mcrae St · Atmore, AL 36502

$166,602

4 bd · 1.0 ba · 1,730 sqft · SingleFamily public records · 84 Days on market

Built 2016 0.29 ac lot $96/sqft · 21% below area Est $211k · 21% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• 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 MLS

Whether you are a first-time homebuyer or looking to downsize without sacrificing yard space, this home is a must-see. Bring your vision and make this home gem your own! The auction ends soon. Sold AS-IS, with no disclosures; home will be sold by quitclaim deed. Bring all offers ?? Diamond in the Rough 4-Bedroom Ranch Retreat in Atmore! Appraised at 204k Welcome to **141 McRae Street**, where comfort meets convenience in this beautifully maintained **2016 ranch-style home** sitting on a generous **0.29-acre corner lot**. With **4 spacious bedrooms all on one level **, 2 full baths of open, airy living space, this home delivers the modern layout buyers crave — all on ONE level. Step inside and instantly feel the warmth of the **cathedral ceilings**, the glow of natural light, and the easy flow of the **open-concept kitchen and living area**. Whether you're hosting family dinners or cozy nights in, this home is designed for real life. # **? What Makes This Home a Standout** - **4 Bedrooms on the Main Level** — rare find, perfect for families or downsizers - **Modern Eat-In Kitchen** with island, laminate counters, and great storage - **Cathedral Ceilings** that make the living space feel bright and expansive - **Primary Suite on Main** with separate tub/shower - **Attached Garage** for easy access and extra storage - **Built in 2016** — newer systems, newer construction, low maintenance - **Corner Lot** with a spacious backyard ready for gardening, pets, or play - **Peaceful Trees/Woods View** for privacy and relaxation -?? Outdoor Living on Corner Lot** The large backyard gives you room to breathe — perfect for grilling, gardening, or creating your dream outdoor oasis. Corner-lot positioning means more privacy and more usable space. ## **?? Prime Atmore Location** Minutes from schools, shopping, and local conveniences. Easy access to major routes while still enjoying the quiet charm of a small Southern town. - No disclosures - Quick claim deed - Low annual taxes - No HOA -

Key facts

• 0.29 acre lot
• Garage
• Built 2016

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (0.3% below list).
• Recommended offer: $157k (6.0% below list) — sets the bar for market timing.

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: 115 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $156,605 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.00% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $210,536
• List price: $166,602
• Delta: -20.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Mcrae St	0.18mi	3/2.0 (-1)	1,668 (-4%)	1mo	$199,900	$120	76
106 W Meadow Dr	0.19mi	4/2.0	1,632 (-6%)	9mo	$224,500	$138	70
18 Rollins Pl	0.08mi	3/2.0 (-1)	1,868 (+8%)	6mo	$240,000	$128	69
404 E Pine St	0.40mi	3/2.0 (-1)	1,687 (-2%)	16mo	$175,000	$104	55
115 Davison Ln	0.53mi	4/2.5	1,605 (-7%)	8mo	$200,000	$125	50
208 Beck St	0.69mi	4/2.0	1,854 (+7%)	2mo	$201,500	$109	50
207 E Laurel St	0.47mi	3/2.0 (-1)	1,623 (-6%)	14mo	$125,000	$77	48
509 5th Ave	0.72mi	3/2.0 (-1)	1,661 (-4%)	6mo	$95,000	$57	46
511 4th Ave	0.66mi	5/3.0 (+1)	1,689 (-2%)	7mo	$87,500	$52	46
309 Highland Ave	0.73mi	3/2.0 (-1)	1,750 (+1%)	18mo	$134,000	$77	40
404 W Craig St	0.66mi	3/2.0 (-1)	1,516 (-12%)	0mo	$200,000	$132	39
404 Tatom Ave	0.75mi	3/2.0 (-1)	1,798 (+4%)	12mo	$269,900	$150	39

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-7,857
• Equity at exit: $24,841

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $17,634
• Equity at exit: $14,405

Cash invested: $46,649 (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: 115
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,661 medium
• Mortgage (P&I): −$874
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $301

Break-even live

Break-even rent $1,280

Max offer price $166,602

Occupancy floor 77%

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: $41,650
• Closing costs: $4,998
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-04
   statusdays on market $166,602 Pending 84 DOM
2. 2026-06-02
   days on market $166,602 Active 83 DOM
3. 2026-06-01
   days on market $166,602 Active 82 DOM
4. 2026-05-31
   days on market $166,602 Active 81 DOM
5. 2026-05-31
   days on market $166,602 Active 80 DOM
6. 2026-05-04
   price $166,602 2089-char remark

   Show marketing remark (2089 chars)

   Whether you are a first-time homebuyer or looking to downsize without sacrificing yard space, this home is a must-see. Bring your vision and make this home gem your own! The auction ends soon. Sold AS-IS, with no disclosures; home will be sold by quitclaim deed. Bring all offers ?? Diamond in the Rough 4-Bedroom Ranch Retreat in Atmore! Appraised at 204k Welcome to **141 McRae Street**, where comfort meets convenience in this beautifully maintained **2016 ranch-style home** sitting on a generous **0.29-acre corner lot**. With **4 spacious bedrooms all on one level **, 2 full baths of open, airy living space, this home delivers the modern layout buyers crave — all on ONE level. Step inside and instantly feel the warmth of the **cathedral ceilings**, the glow of natural light, and the easy flow of the **open-concept kitchen and living area**. Whether you're hosting family dinners or cozy nights in, this home is designed for real life. # **? What Makes This Home a Standout** - **4 Bedrooms on the Main Level** — rare find, perfect for families or downsizers - **Modern Eat-In Kitchen** with island, laminate counters, and great storage - **Cathedral Ceilings** that make the living space feel bright and expansive - **Primary Suite on Main** with separate tub/shower - **Attached Garage** for easy access and extra storage - **Built in 2016** — newer systems, newer construction, low maintenance - **Corner Lot** with a spacious backyard ready for gardening, pets, or play - **Peaceful Trees/Woods View** for privacy and relaxation -?? Outdoor Living on Corner Lot** The large backyard gives you room to breathe — perfect for grilling, gardening, or creating your dream outdoor oasis. Corner-lot positioning means more privacy and more usable space. ## **?? Prime Atmore Location** Minutes from schools, shopping, and local conveniences. Easy access to major routes while still enjoying the quiet charm of a small Southern town. - No disclosures - Quick claim deed - Low annual taxes - No HOA -

7. 2026-03-11
   listed $175,370 Active 2089-char remark

   Show marketing remark (2089 chars)

   Whether you are a first-time homebuyer or looking to downsize without sacrificing yard space, this home is a must-see. Bring your vision and make this home gem your own! The auction ends soon. Sold AS-IS, with no disclosures; home will be sold by quitclaim deed. Bring all offers ?? Diamond in the Rough 4-Bedroom Ranch Retreat in Atmore! Appraised at 204k Welcome to **141 McRae Street**, where comfort meets convenience in this beautifully maintained **2016 ranch-style home** sitting on a generous **0.29-acre corner lot**. With **4 spacious bedrooms all on one level **, 2 full baths of open, airy living space, this home delivers the modern layout buyers crave — all on ONE level. Step inside and instantly feel the warmth of the **cathedral ceilings**, the glow of natural light, and the easy flow of the **open-concept kitchen and living area**. Whether you're hosting family dinners or cozy nights in, this home is designed for real life. # **? What Makes This Home a Standout** - **4 Bedrooms on the Main Level** — rare find, perfect for families or downsizers - **Modern Eat-In Kitchen** with island, laminate counters, and great storage - **Cathedral Ceilings** that make the living space feel bright and expansive - **Primary Suite on Main** with separate tub/shower - **Attached Garage** for easy access and extra storage - **Built in 2016** — newer systems, newer construction, low maintenance - **Corner Lot** with a spacious backyard ready for gardening, pets, or play - **Peaceful Trees/Woods View** for privacy and relaxation -?? Outdoor Living on Corner Lot** The large backyard gives you room to breathe — perfect for grilling, gardening, or creating your dream outdoor oasis. Corner-lot positioning means more privacy and more usable space. ## **?? Prime Atmore Location** Minutes from schools, shopping, and local conveniences. Easy access to major routes while still enjoying the quiet charm of a small Southern town. - No disclosures - Quick claim deed - Low annual taxes - No HOA -

8. 2024-12-16
   soldstatus $129,500

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $813 · $68/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 21 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: $19,934
• − Mortgage interest: −$9,332
• − Property taxes: −$813
• − Insurance: −$833
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$4,847
• Taxable income: $920
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $3,397/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

+28.7% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $166,602 FMLS
• 2026-03-11 Listed $175,370 FMLS
• 2024-12-16 Sold (Public Records) $129,500 Public Records

Property tax history

+26.4%/yr

Latest (2025): $813 · +4.8% YoY. Source: county tax records.