8550 Desert Oak Ct · Mobile, AL 36695

$195,000

3 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 22 Days on market

Built 1999 4,400 sqft lot Est $200k · at est. $14/mo HOA · 1% of rent

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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 +22.0/30.0
• ARV discount +8.6/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Precious Cottage in mint condition and ready for new owners. Cozy fireplace in the family room, kitchen with lots of cabinets and counter space, easy entertaining!! Alabama Right of Redemption Laws May Apply.

Key facts

• Near schools
• Minutes from airport
• Near universities

Tags

• NEAR SCHOOLS
• NEAR UNIVERSITIES
• NEAR MEDICAL FACILITIES
• ACCESS TO LOCAL TRAVEL
• MINUTES FROM AIRPORT

Property features AI

Finance

• HOA & community: Annual association fee of $172

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available (110 volts); Phone available; Public sewer available; Water available
• Home design: Single family residence; Residential property; Located in Oak Forest subdivision
• Construction: Aluminum siding; Vinyl siding; Slab foundation; Composition roof
• Exterior features: Private yard; Back yard fencing; Fenced yard; Privacy fencing; View

Interior

• Kitchen: Dishwasher; Refrigerator; Breakfast bar
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Separate dining room; Breakfast bar
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $311 ($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 $188k (3.7% below list).
• Recommended offer: $188k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.9% in Mobile — 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 75/100 on livability (#20 in AL, #4,262 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• 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.
• Zoned schools: Baker High School (math 25% / reading 28%, grade F, #107 of 305 statewide, top 36%, 2,491 students, 42% FRL) — zoned schools average 42% FRL vs 67% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.4%/yr); 557 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $124k; list at $195k implies a 57% 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,753 (3.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $200,018
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8521 Desert Oak Ct	0.06mi	3/2.0	1,322 (+4%)	2mo	$190,000	$144	90
8491 Desert Oak Ct	0.10mi	3/2.0	1,225 (-4%)	11mo	$180,000	$147	80
1735 Leroy Stevens Rd	0.54mi	3/2.0	1,247 (-2%)	4mo	$195,000	$156	68
1935 Clarke Rd E	0.19mi	3/2.0	1,429 (+12%)	6mo	$235,000	$164	66
8945 Spring Grv S	0.67mi	3/2.0	1,243 (-2%)	3mo	$210,000	$169	62
8901 Fall Ct	0.58mi	3/2.0	1,309 (+3%)	10mo	$182,000	$139	60
2214 Seasons Ct	0.67mi	3/2.0	1,271 (-0%)	13mo	$177,900	$140	57
8956 Spring Grv	0.60mi	3/2.0	1,324 (+4%)	12mo	$195,000	$147	56
2161 W Spring Grove Dr	0.67mi	3/2.0	1,316 (+3%)	12mo	$206,195	$157	54
9249 E Hartsfield Way	0.32mi	3/2.0	1,448 (+14%)	13mo	$264,000	$182	52
8998 Spring Grv S	0.72mi	3/2.0	1,347 (+6%)	9mo	$215,000	$160	50
8221 Healy Dr	0.50mi	3/2.0	1,456 (+14%)	11mo	$230,000	$158	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-17,382
• Equity at exit: $29,075

10-year hold

• IRR: -3.5%
• Equity multiple: 0.79×
• Total profit: $-11,230
• Equity at exit: $16,860

Cash invested: $54,600 (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 36695

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 557
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$81
• HOA: −$14
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $311

Break-even live

Break-even rent $1,484

Max offer price $195,000

Occupancy floor 78%

Sensitivity live

Price	-10% $421	-5% $366	+0% $311	+5% $256	+10% $200
Rent	-10% $163	-5% $237	+0% $311	+5% $385	+10% $459
Rate	-1.0pp $409	-0.5pp $360	base $311	+0.5pp $260	+1.0pp $209

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8361 Jeptha Ct Mobile, AL	3.0	2.0	1600	$1,900	$1.19	45d	1	0.28mi
1718 Calgary Dr W Mobile, AL	4.0	2.0	1830	$2,200	$1.20	45d	1	0.45mi
2147 Seasons Ct Mobile, AL	4.0	2.0	1600	$1,625	$1.02	45d	1	0.59mi
2212 Summer Xing Mobile, AL	3.0	2.0	1327	$1,800	$1.36	45d	1	0.60mi
2346 Bobwhite Trl W Mobile, AL	3.0	2.0	1781	$1,650	$0.93	22d	1	0.70mi
2719 Rosebud Dr Mobile, AL	3.0	2.0	1704	$1,950	$1.14	15d	1	1.00mi
1345 Baker Ct Mobile, AL	3.0	2.0	1252	$1,500	$1.20	45d	1	1.36mi
2175 Schillinger Rd S Mobile, AL	1.0–3.0	1.0–2.0	1188	$1,790	$1.51	15d	11	1.45mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 18 events

1. 2026-06-21
   days on market $195,000 Active 22 DOM
2. 2026-06-18
   days on market $195,000 Active 19 DOM
3. 2026-06-17
   days on market $195,000 Active 18 DOM
4. 2026-06-16
   days on market $195,000 Active 17 DOM
5. 2026-06-15
   days on market $195,000 Active 16 DOM
6. 2026-06-14
   days on market $195,000 Active 14 DOM
7. 2026-06-13
   days on market $195,000 Active 13 DOM
8. 2026-06-10
   days on market $195,000 Active 11 DOM
9. 2026-06-09
   days on market $195,000 Active 10 DOM
10. 2026-06-08
    days on market $195,000 Active 9 DOM
11. 2026-06-07
    days on market $195,000 Active 8 DOM
12. 2026-06-05
    days on market $195,000 Active 5 DOM
13. 2026-06-03
    days on market $195,000 Active 4 DOM
14. 2026-06-02
    days on market $195,000 Active 3 DOM
15. 2026-06-01
    days on market $195,000 Active 2 DOM
16. 2026-05-31
    remarks 272-char remark
17. 2026-05-31
    remarks 161-char remark
18. 2026-05-31
    listed $195,000 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 AL · Resets to sale price

• Current annual tax: $655 · $55/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$145/yr (+$12/mo · 22.1%)

ⓘ 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 ≥105°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: $22,530
• − Mortgage interest: −$10,923
• − Property taxes: −$655
• − Insurance: −$975
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − HOA: −$168
• − Depreciation: −$5,673
• Taxable income: $532
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $3,602/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 — Mobile

• Score: 75/100
• State rank: #20
• US rank: #4262

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mobile County · 246,577 people
• City population: 205,729
• Metro: Mobile, AL
• Population (ZIP): 52,690
• Household income: $76,040
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1619.0

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 (67%)
• Race & ethnicity: White 67% Black 23% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Arabic 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: ▼ -86.28%
• Current HPI: 193.1651
• Rent YoY: ▼ -0.41%
• Metro: Mobile, AL
• 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

+77.3% since first listed

6 events — show timeline

• 2026-05-31 Listed $195,000 GCMLS AL
• 2018-07-30 Sold (Public Records) $124,254 Public Records
• 2015-10-13 Sold (Public Records) $107,061 Public Records
• 2013-09-10 Sold (MLS) $74,500 BCAR
• 2013-07-11 Listed $70,000 BCAR
• 2010-02-03 Sold (Public Records) $110,007 Public Records

Property tax history

+2.7%/yr

Latest (2025): $655 · +7.7% YoY. Source: county tax records.