3600 Ashcraft Rd · Atmore, AL 32535

$85,000

4 bd · 2.0 ba · 1,492 sqft · Manufactured public records · 246 Days on market

Built 1985 4.02 ac lot $57/sqft · 27% below area Est $116k · 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.9/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTOR SPECIAL! This property has been taken down to the studs and completely rebuilt, offering a solid foundation for the next owner to finish and make their own. The home comes with a new A/C and heating unit ready for installation, as well as cabinetry on-site — just a few additional pieces are needed to complete the kitchen. Electrical and plumbing systems have been updated, and the roof may need minor repairs. All materials currently in the home will convey with the sale. Seller is offering this property as-is, making it the perfect opportunity for investors or handy buyers to add the final touches and capture instant equity.

Key facts

• Solid foundation
• Cabinetry on-site
• 4.02 acre lot

Tags

• SOLID FOUNDATION
• NEW A/C AND HEATING UNIT
• CABINETRY ON-SITE
• UPDATED ELECTRICAL SYSTEMS
• UPDATED PLUMBING SYSTEMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 7.4% in Atmore — 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 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 (suburban): math 40% / reading 45% proficiency, ranked #56 of 73 in FL (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (9.9% local appreciation)).
• Escambia County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $85k implies a 107% 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.91% ✓
• Cap rate: 17.02%
• Cash-on-cash: 38.33%
• DSCR: 2.71
• GRM: 4.4

CMA / ARV

• ARV (median comp): $115,945
• List price: $85,000
• Delta: -26.69%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4971 W Hwy 4	0.68mi	3/2.0 (-1)	1,560 (+5%)	10mo	$115,000	$74	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.7%
• Equity multiple: 4.95×
• Total profit: $94,031
• Equity at exit: $75,871

10-year hold

• IRR: 47.3%
• Equity multiple: 11.03×
• Total profit: $238,620
• Equity at exit: $162,874

Cash invested: $23,800 (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 32535

• Home prices YoY: 2.6%
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $760

Break-even live

Break-even rent $658

Max offer price $85,000

Occupancy floor 48%

Sensitivity live

Price	-10% $808	-5% $784	+0% $760	+5% $736	+10% $712
Rent	-10% $632	-5% $696	+0% $760	+5% $824	+10% $888
Rate	-1.0pp $803	-0.5pp $782	base $760	+0.5pp $738	+1.0pp $716

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 246 DOM
2. 2026-06-17
   days on market $85,000 Active 245 DOM
3. 2026-06-16
   days on market $85,000 Active 244 DOM
4. 2026-06-15
   days on market $85,000 Active 243 DOM
5. 2026-06-14
   days on market $85,000 Active 241 DOM
6. 2026-06-10
   days on market $85,000 Active 238 DOM
7. 2026-06-09
   days on market $85,000 Active 237 DOM
8. 2026-06-08
   days on market $85,000 Active 236 DOM
9. 2026-06-07
   days on market $85,000 Active 235 DOM
10. 2026-06-03
    days on market $85,000 Active 231 DOM
11. 2026-06-02
    days on market $85,000 Active 230 DOM
12. 2026-06-01
    pricedays on market $85,000 Active 229 DOM
13. 2026-05-31
    days on market $100,000 Active 228 DOM
14. 2026-05-31
    days on market $100,000 Active 227 DOM
15. 2026-03-30
    price $100,000 646-char remark

    Show marketing remark (646 chars)

    INVESTOR SPECIAL! This property has been taken down to the studs and completely rebuilt, offering a solid foundation for the next owner to finish and make their own. The home comes with a new A/C and heating unit ready for installation, as well as cabinetry on-site — just a few additional pieces are needed to complete the kitchen. Electrical and plumbing systems have been updated, and the roof may need minor repairs. All materials currently in the home will convey with the sale. Seller is offering this property as-is, making it the perfect opportunity for investors or handy buyers to add the final touches and capture instant equity.

16. 2025-10-30
    price $117,000 646-char remark

    Show marketing remark (646 chars)

    INVESTOR SPECIAL! This property has been taken down to the studs and completely rebuilt, offering a solid foundation for the next owner to finish and make their own. The home comes with a new A/C and heating unit ready for installation, as well as cabinetry on-site — just a few additional pieces are needed to complete the kitchen. Electrical and plumbing systems have been updated, and the roof may need minor repairs. All materials currently in the home will convey with the sale. Seller is offering this property as-is, making it the perfect opportunity for investors or handy buyers to add the final touches and capture instant equity.

17. 2025-10-15
    listed $130,000 Active 646-char remark

    Show marketing remark (646 chars)

    INVESTOR SPECIAL! This property has been taken down to the studs and completely rebuilt, offering a solid foundation for the next owner to finish and make their own. The home comes with a new A/C and heating unit ready for installation, as well as cabinetry on-site — just a few additional pieces are needed to complete the kitchen. Electrical and plumbing systems have been updated, and the roof may need minor repairs. All materials currently in the home will convey with the sale. Seller is offering this property as-is, making it the perfect opportunity for investors or handy buyers to add the final touches and capture instant equity.

18. 2001-06-14
    soldstatus $41,100

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $468 · $39/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 6 d/yr ≥106°F today · 16 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: $19,449
• − Mortgage interest: −$4,761
• − Property taxes: −$468
• − Insurance: −$425
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,473
• Taxable income: $8,210
• Est. tax owed @ 24.0%: −$1,970
• After-tax cash flow: $7,152/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
• NCES district ID: 1200510
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $44,649
• Composite: 36.04/100
• National rank: #4773
• State rank: #56 of 73 in FL

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

• City population: 1,121
• Population (ZIP): 5,880

Population outlook (Escambia County) Hauer SSP2

• Today (2025): 334,637 people
• By 2030: 345,779 · +3.3%
• By 2040: 364,828 · +9.0%
• By 2050: 378,514 · +13.1%
• By 2075: 403,220 · +20.5%
• By 2100: 386,125 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 37% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Escambia

• 2024 margin: R (+19.5) · D 39.7% · R 59.2% · Other 1.1%
• 2008→2024 swing: -0.2pp no change · 2008: -19.3pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+15.1 2016: R+20.6 2012: R+20.6 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.89%
• Current HPI: 385.5155
• 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

+143.3% since first listed

4 events — show timeline

• 2026-03-30 Price Changed $100,000 PARMLS
• 2025-10-30 Price Changed $117,000 PARMLS
• 2025-10-15 Listed $130,000 PARMLS
• 2001-06-14 Sold (Public Records) $41,100 Public Records

Property tax history

+1.9%/yr

Latest (2025): $468 · +9.5% YoY. Source: county tax records.