2524 Oakmont Ct · Mobile, AL 36605

$199,000

4 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 14 Days on market

Built 1996 0.40 ac lot

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated 4 bedroom, 2 bathroom home offering approximately 1,600 sq ft of comfortable living space, all for under $200,000. With a modern interior, updated systems, this home is truly move-in ready. 4Bedrooms / 2 Bathrooms with fresh paint, new flooring, and updated lighting. Two fully renovated bathrooms featuring stylish fixtures and finishes. Thoughtfully designed floor plan with an open-concept living and dining area, perfect for entertaining or everyday living. All New Appliances Bright, updated kitchen with brand-new appliances. New AC System New fence enclosing the backyard, ideal for pets, play, or private outdoor gatherings . Buyer to confirm all deta

Key facts

• New ac system
• New appliances
• Updated kitchen

Tags

• FULLY RENOVATED BATHROOMS
• OPEN-CONCEPT LIVING
• NEW APPLIANCES
• UPDATED KITCHEN
• NEW AC SYSTEM
• NEW FENCE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available (110V and 220V); Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick front and HardiPlank exterior; Built in 1996; Slab foundation; Shingle roof
• Exterior features: Awning(s); Fenced yard; Has a view

Interior

• Kitchen: Stone counters; Dishwasher; Electric oven; Electric range
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Beamed ceilings; Crown molding
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $25 ($302/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 $151k (24.3% below list).
• Recommended offer: $151k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Morningside Elementary School (math 9% / reading 29%, grade F, #478 of 627 statewide, top 76%, 455 students, 98% FRL); Pillans Middle School (math 2% / reading 17%, grade F, #233 of 257 statewide, top 91%, 537 students, 96% FRL); Lillie B Williamson High School (math 2% / reading 12%, grade F, #273 of 305 statewide, top 89%, 956 students, 94% FRL) — zoned schools average 96% FRL vs 67% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 27% district-wide (-15 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.3%/yr); 139 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 42% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $150,638 (24.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $100,122
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1602 Marengo Dr	0.44mi	4/2.0	1,638 (+8%)	0mo	$100,000	$61	66
1462 Darwood Dr	0.46mi	3/2.0 (-1)	1,579 (+4%)	4mo	$89,900	$57	63
1614 Greenbrier Dr E	0.48mi	3/1.5 (-1)	1,530 (+1%)	9mo	$100,000	$65	62
2739 Belvedere Cir S	0.71mi	3/2.0 (-1)	1,583 (+4%)	8mo	$105,000	$66	48
2365 Dog River Dr N	0.72mi	4/2.0	1,400 (-8%)	8mo	$65,000	$46	46
2622 Halls Mill Rd	0.75mi	3/2.0 (-1)	1,564 (+3%)	10mo	$160,000	$102	46
1476 Boudousquie St	0.67mi	3/1.5 (-1)	1,434 (-6%)	8mo	$150,000	$105	46
1406 Boudousquie St	0.67mi	3/1.0 (-1)	1,609 (+6%)	4mo	$65,000	$40	46
1575 Marengo Dr	0.41mi	3/1.0 (-1)	1,342 (-12%)	9mo	$104,000	$77	45
2407 Juanita St	0.40mi	3/1.0 (-1)	1,290 (-15%)	8mo	$110,000	$85	41
1663 Darwood Dr	0.64mi	4/1.5	1,350 (-11%)	11mo	$95,000	$70	41
2354 Octavia Dr S	0.53mi	3/1.5 (-1)	1,300 (-14%)	5mo	$55,000	$42	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.59×
• Total profit: $-22,792
• Equity at exit: $29,672

10-year hold

• IRR: 3.7%
• Equity multiple: 1.32×
• Total profit: $18,015
• Equity at exit: $17,206

Cash invested: $55,720 (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 36605

• Rents YoY: 8.3%
• Active inventory: 139
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $25

Break-even live

Break-even rent $1,475

Max offer price $199,000

Occupancy floor 93%

Sensitivity live

Price	-10% $138	-5% $81	+0% $25	+5% $-31	+10% $-88
Rent	-10% $-94	-5% $-34	+0% $25	+5% $85	+10% $144
Rate	-1.0pp $125	-0.5pp $76	base $25	+0.5pp $-26	+1.0pp $-79

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2456 McLaughlin Dr Mobile, AL	3.0	1.0	1405	$1,300	$0.93	45d	1	0.12mi
1411 Greenbrier Dr Mobile, AL	3.0	1.0	1069	$995	$0.93	45d	1	0.41mi
1466 Darwood Dr Mobile, AL	3.0	1.5	1053	$1,400	$1.33	45d	1	0.48mi
2359 Vermillion Dr Mobile, AL	3.0	1.0	1064	$895	$0.84	23d	1	0.49mi
2255 Dog River Ct Unit 1043454P Mobile, AL	4.0	2.0	1851	$2,890	$1.56	23d	1	0.80mi
2665 S Faure Dr Mobile, AL	4.0	1.0	1817	$1,514	$0.83	23d	1	0.86mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	45d	1	1.16mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	45d	1	1.40mi

Listing history 11 events

1. 2026-06-21
   days on market $199,000 Active 14 DOM
2. 2026-06-18
   days on market $199,000 Active 11 DOM
3. 2026-06-17
   days on market $199,000 Active 10 DOM
4. 2026-06-16
   days on market $199,000 Active 9 DOM
5. 2026-06-15
   days on market $199,000 Active 8 DOM
6. 2026-06-14
   days on market $199,000 Active 6 DOM
7. 2026-06-13
   days on market $199,000 Active 5 DOM
8. 2026-06-10
   days on market $199,000 Active 3 DOM
9. 2026-06-09
   days on market $199,000 Active 2 DOM
10. 2026-06-08
    remarks 699-char remark
11. 2026-06-08
    listed $199,000 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: $461 · $38/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$355/yr (+$30/mo · 77.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,077
• − Mortgage interest: −$11,147
• − Property taxes: −$461
• − Insurance: −$995
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,789
• Taxable loss: −$3,208
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $1,071/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

• Census place: Mobile, AL
• County: Mobile County · 246,577 people
• City population: 205,729
• Metro: Mobile, AL
• Population (ZIP): 25,104
• Household income: $43,538
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1521.0

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 Black (67%)
• Race & ethnicity: Black 67% White 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -96.46%
• Current HPI: 125.9526
• Rent YoY: ▲ 8.26%
• 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

1 event — show timeline

• 2026-06-07 Listed $199,000 GCMLS AL