15 Ryan St · Chickasaw, AL 36611

$59,900

2 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 96 Days on market

Built 1985 7,405 sqft lot $45/sqft · 8% below area Est $65k · 8% under ↓ 46% since listing

---

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 +11.1/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• 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

The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. A solid opportunity for someone to build sweat equity or land a reliable rental unit.

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 7.1% 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: schools F, crime D-, amenities F.
• Market conditions: 45 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($55k) 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 $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.48% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.55%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (median comp): $65,054
• List price: $59,900
• Delta: -7.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Ryan St	0.07mi	3/1.0 (+1)	1,250 (-6%)	7mo	$100,000	$80	75
6 Ryan St	0.08mi	3/1.0 (+1)	1,216 (-9%)	6mo	$65,000	$53	72
3 Canal St	0.16mi	3/1.0 (+1)	1,215 (-9%)	2mo	$104,000	$86	71
306 2nd St	0.36mi	3/1.5 (+1)	1,334 (-0%)	8mo	$150,000	$112	69
309 Court St	0.36mi	2/1.0	1,302 (-2%)	13mo	$118,000	$91	68
206 5th St	0.53mi	2/1.0	1,376 (+3%)	8mo	$53,500	$39	63
316 1st St	0.31mi	3/1.0 (+1)	1,147 (-14%)	0mo	$97,899	$85	57
302 1st St	0.34mi	3/1.5 (+1)	1,189 (-11%)	15mo	$169,900	$143	46
313 1st St	0.33mi	3/2.0 (+1)	1,520 (+14%)	14mo	$155,000	$102	41
211 2nd St	0.47mi	3/2.0 (+1)	1,530 (+15%)	5mo	$87,500	$57	40
96 Grant St	0.56mi	3/2.0 (+1)	1,456 (+9%)	13mo	$145,000	$100	39
94 DIAMOND St	0.64mi	3/2.0 (+1)	1,215 (-9%)	12mo	$168,000	$138	36

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: 41.2%
• Equity multiple: 4.14×
• Total profit: $52,695
• Equity at exit: $53,963

10-year hold

• IRR: 35.5%
• Equity multiple: 9.31×
• Total profit: $139,377
• Equity at exit: $116,373

Cash invested: $16,772 (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: 5.6×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $315

Break-even live

Break-even rent $485

Max offer price $59,900

Occupancy floor 59%

Sensitivity live

Price	-10% $349	-5% $332	+0% $315	+5% $298	+10% $281
Rent	-10% $245	-5% $280	+0% $315	+5% $350	+10% $385
Rate	-1.0pp $345	-0.5pp $330	base $315	+0.5pp $300	+1.0pp $284

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Grant St Chickasaw, AL	2.0	1.0	1000	$850	$0.85	45d	1	0.29mi
3 Southern St Chickasaw, AL	3.0	1.0	1108	$795	$0.72	14d	1	0.29mi
101 Grant St Chickasaw, AL	3.0	1.0	1383	$895	$0.65	14d	1	0.53mi
78 Lee St Chickasaw, AL	3.0	1.0	1412	$1,100	$0.78	45d	1	0.64mi
55 Thompson Blvd Chickasaw, AL	3.0	1.0	939	$1,500	$1.60	22d	1	0.67mi

Listing history 18 events

1. 2026-06-21
   days on market $59,900 Active 96 DOM
2. 2026-06-18
   days on market $59,900 Active 93 DOM
3. 2026-06-17
   days on market $59,900 Active 92 DOM
4. 2026-06-16
   days on market $59,900 Active 91 DOM
5. 2026-06-15
   days on market $59,900 Active 90 DOM
6. 2026-06-14
   days on market $59,900 Active 88 DOM
7. 2026-06-13
   days on market $59,900 Active 87 DOM
8. 2026-06-10
   days on market $59,900 Active 85 DOM
9. 2026-06-09
   days on market $59,900 Active 84 DOM
10. 2026-06-08
    days on market $59,900 Active 83 DOM
11. 2026-06-07
    days on market $59,900 Active 82 DOM
12. 2026-06-02
    days on market $59,900 Active 77 DOM
13. 2026-06-01
    days on market $59,900 Active 76 DOM
14. 2026-05-31
    days on market $59,900 Active 75 DOM
15. 2026-05-30
    days on market $59,900 Active 74 DOM
16. 2026-04-07
    price $59,900 221-char remark

    Show marketing remark (221 chars)

    The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. A solid opportunity for someone to build sweat equity or land a reliable rental unit.

17. 2026-03-17
    listed $80,000 Active 221-char remark

    Show marketing remark (221 chars)

    The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. A solid opportunity for someone to build sweat equity or land a reliable rental unit.

18. 2006-04-25
    soldstatus $110,000

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $530 · $44/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: $10,610
• − Mortgage interest: −$3,355
• − Property taxes: −$530
• − Insurance: −$300
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$1,743
• Taxable income: $2,985
• Est. tax owed @ 24.0%: −$716
• After-tax cash flow: $3,066/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

-45.5% since first listed

3 events — show timeline

• 2026-04-07 Price Changed $59,900 GCMLS AL
• 2026-03-17 Listed $80,000 GCMLS AL
• 2006-04-25 Sold (Public Records) $110,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $530 · +5.6% YoY. Source: county tax records.