25 Southern St · Chickasaw, AL 36611

$125,000

4 bd · 2.0 ba · 1,576 sqft · SingleFamily public records · 113 Days on market

Built 1961 9,408 sqft lot $79/sqft · 33% above area Est $196k · 36% under ↓ 24% 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 +23.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious and versatile, this unique home was originally a duplex and thoughtfully converted into a single-family residence in 2003. Per seller, the renovation was completed from the studs, including updated plumbing and electrical. The large living room create an inviting gathering space, featuring dual fireplaces on each side of the room that add warmth and character. One side of the living area leads to a hallway with a bedroom, while an additional room just off the living room provides the perfect space for a home office, study, or flex room. French doors on the opposite side of the living room open to a full bathroom, or continue straight through to the dining area and kitchen, ideal for both everyday living and entertaining. To the right, you'll find another bedroom and a hallway leading to the basement, which includes an additional bedroom and bathroom along with a private exterior entrance perfect for guests, extended living, or rental potential. The fully fenced yard adds privacy and outdoor enjoyment. Per seller the roof was replaced in 2022. Previously tenant-occupied for several years, this property presents a great opportunity for investors or buyers seeking a spacious home with flexible living arrangements. Seller is selling this property as-is. Schedule your showing today to explore all this home has to offer!

Key facts

• Updated electrical
• Dual fireplaces
• Originally a duplex

Tags

• ORIGINALLY A DUPLEX
• THOUGHTFULLY CONVERTED
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• DUAL FIREPLACES
• HOME OFFICE

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$195,994) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $125k (0.4% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

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: schools F, crime D-, amenities F.
• Market conditions: 45 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1961 — 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: 1.00% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $195,994
• List price: $125,000
• Delta: -36.22%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 2nd St	0.41mi	3/2.0 (-1)	1,530 (-3%)	5mo	$87,500	$57	67
113 Hillside Dr	0.53mi	3/2.0 (-1)	1,600 (+2%)	1mo	$55,450	$35	67
313 1st St	0.25mi	3/2.0 (-1)	1,520 (-4%)	14mo	$155,000	$102	65
214 Sutherland Dr	0.54mi	3/2.0 (-1)	1,590 (+1%)	5mo	$185,000	$116	64
208 3rd St	0.44mi	3/2.0 (-1)	1,732 (+10%)	7mo	$27,100	$16	52
96 Grant St	0.53mi	3/2.0 (-1)	1,456 (-8%)	13mo	$145,000	$100	47
326 7th St	0.62mi	3/1.0 (-1)	1,628 (+3%)	14mo	$67,000	$41	45
301 Hillside Dr	0.68mi	3/1.0 (-1)	1,523 (-3%)	15mo	$69,900	$46	41
600 Yeend Ave	0.59mi	3/1.0 (-1)	1,758 (+12%)	8mo	$85,000	$48	38
206 Alpine St	0.72mi	3/1.0 (-1)	1,468 (-7%)	11mo	$85,000	$58	37
603 Yeend Ave	0.62mi	3/2.0 (-1)	1,800 (+14%)	7mo	$150,000	$83	36
304 Sutherland Dr	0.61mi	3/1.5 (-1)	1,407 (-11%)	16mo	$80,000	$57	33

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: 29.9%
• Equity multiple: 3.35×
• Total profit: $82,417
• Equity at exit: $112,610

10-year hold

• IRR: 25.9%
• Equity multiple: 7.61×
• Total profit: $231,300
• Equity at exit: $242,848

Cash invested: $35,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$656
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $226

Break-even live

Break-even rent $960

Max offer price $125,000

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

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 1st St Chickasaw, AL	4.0	3.0	2136	$1,595	$0.75	13d	1	0.25mi
3 Southern St Chickasaw, AL	3.0	1.0	1108	$795	$0.72	13d	1	0.30mi
219 2nd St Chickasaw, AL	4.0	2.0	1916	$1,650	$0.86	13d	1	0.38mi
101 Grant St Chickasaw, AL	3.0	1.0	1383	$895	$0.65	13d	1	0.48mi
78 Lee St Chickasaw, AL	3.0	1.0	1412	$1,100	$0.78	43d	1	0.58mi

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 113 DOM
2. 2026-06-17
   price $125,000 Active 112 DOM
3. 2026-06-17
   days on market $129,900 Active 112 DOM
4. 2026-06-16
   days on market $129,900 Active 111 DOM
5. 2026-06-15
   days on market $129,900 Active 110 DOM
6. 2026-06-14
   days on market $129,900 Active 108 DOM
7. 2026-06-13
   days on market $129,900 Active 107 DOM
8. 2026-06-10
   days on market $129,900 Active 105 DOM
9. 2026-06-09
   days on market $129,900 Active 104 DOM
10. 2026-06-08
    days on market $129,900 Active 103 DOM
11. 2026-06-07
    days on market $129,900 Active 102 DOM
12. 2026-06-02
    days on market $129,900 Active 97 DOM
13. 2026-06-01
    days on market $129,900 Active 96 DOM
14. 2026-05-31
    days on market $129,900 Active 95 DOM
15. 2026-05-30
    days on market $129,900 Active 94 DOM
16. 2026-04-19
    price $129,900 1356-char remark

    Show marketing remark (1356 chars)

    Spacious and versatile, this unique home was originally a duplex and thoughtfully converted into a single-family residence in 2003. Per seller, the renovation was completed from the studs, including updated plumbing and electrical. The large living room create an inviting gathering space, featuring dual fireplaces on each side of the room that add warmth and character. One side of the living area leads to a hallway with a bedroom, while an additional room just off the living room provides the perfect space for a home office, study, or flex room. French doors on the opposite side of the living room open to a full bathroom, or continue straight through to the dining area and kitchen, ideal for both everyday living and entertaining. To the right, you'll find another bedroom and a hallway leading to the basement, which includes an additional bedroom and bathroom along with a private exterior entrance perfect for guests, extended living, or rental potential. The fully fenced yard adds privacy and outdoor enjoyment. Per seller the roof was replaced in 2022. Previously tenant-occupied for several years, this property presents a great opportunity for investors or buyers seeking a spacious home with flexible living arrangements. Seller is selling this property as-is. Schedule your showing today to explore all this home has to offer!

17. 2026-03-25
    price $139,900 1356-char remark

    Show marketing remark (1356 chars)

    Spacious and versatile, this unique home was originally a duplex and thoughtfully converted into a single-family residence in 2003. Per seller, the renovation was completed from the studs, including updated plumbing and electrical. The large living room create an inviting gathering space, featuring dual fireplaces on each side of the room that add warmth and character. One side of the living area leads to a hallway with a bedroom, while an additional room just off the living room provides the perfect space for a home office, study, or flex room. French doors on the opposite side of the living room open to a full bathroom, or continue straight through to the dining area and kitchen, ideal for both everyday living and entertaining. To the right, you'll find another bedroom and a hallway leading to the basement, which includes an additional bedroom and bathroom along with a private exterior entrance perfect for guests, extended living, or rental potential. The fully fenced yard adds privacy and outdoor enjoyment. Per seller the roof was replaced in 2022. Previously tenant-occupied for several years, this property presents a great opportunity for investors or buyers seeking a spacious home with flexible living arrangements. Seller is selling this property as-is. Schedule your showing today to explore all this home has to offer!

18. 2026-03-10
    price $149,900 1356-char remark

    Show marketing remark (1356 chars)

    Spacious and versatile, this unique home was originally a duplex and thoughtfully converted into a single-family residence in 2003. Per seller, the renovation was completed from the studs, including updated plumbing and electrical. The large living room create an inviting gathering space, featuring dual fireplaces on each side of the room that add warmth and character. One side of the living area leads to a hallway with a bedroom, while an additional room just off the living room provides the perfect space for a home office, study, or flex room. French doors on the opposite side of the living room open to a full bathroom, or continue straight through to the dining area and kitchen, ideal for both everyday living and entertaining. To the right, you'll find another bedroom and a hallway leading to the basement, which includes an additional bedroom and bathroom along with a private exterior entrance perfect for guests, extended living, or rental potential. The fully fenced yard adds privacy and outdoor enjoyment. Per seller the roof was replaced in 2022. Previously tenant-occupied for several years, this property presents a great opportunity for investors or buyers seeking a spacious home with flexible living arrangements. Seller is selling this property as-is. Schedule your showing today to explore all this home has to offer!

19. 2026-02-25
    listed $169,900 Active 1356-char remark

    Show marketing remark (1356 chars)

    Spacious and versatile, this unique home was originally a duplex and thoughtfully converted into a single-family residence in 2003. Per seller, the renovation was completed from the studs, including updated plumbing and electrical. The large living room create an inviting gathering space, featuring dual fireplaces on each side of the room that add warmth and character. One side of the living area leads to a hallway with a bedroom, while an additional room just off the living room provides the perfect space for a home office, study, or flex room. French doors on the opposite side of the living room open to a full bathroom, or continue straight through to the dining area and kitchen, ideal for both everyday living and entertaining. To the right, you'll find another bedroom and a hallway leading to the basement, which includes an additional bedroom and bathroom along with a private exterior entrance perfect for guests, extended living, or rental potential. The fully fenced yard adds privacy and outdoor enjoyment. Per seller the roof was replaced in 2022. Previously tenant-occupied for several years, this property presents a great opportunity for investors or buyers seeking a spacious home with flexible living arrangements. Seller is selling this property as-is. Schedule your showing today to explore all this home has to offer!

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $606 · $50/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 3/10 Moderate
• 🌡 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: $14,946
• − Mortgage interest: −$7,002
• − Property taxes: −$606
• − Insurance: −$625
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,636
• Taxable income: $685
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,546/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

-23.5% since first listed

4 events — show timeline

• 2026-04-19 Price Changed $129,900 GCMLS AL
• 2026-03-25 Price Changed $139,900 GCMLS AL
• 2026-03-10 Price Changed $149,900 GCMLS AL
• 2026-02-25 Listed $169,900 GCMLS AL

Property tax history

+4.8%/yr

Latest (2025): $606 · +8.6% YoY. Source: county tax records.