8560 SADIE Ct · Grand Bay, AL 36541

$124,900

4 bd · 3.0 ba · 36 sqft · SingleFamily public records · 15 Days on market

Built 1996 2.08 ac lot $3469/sqft · 2681% above area Est $210k · 40% under $8/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

Key facts

• Covered front porch
• Large front yard
• Outdoor workshop

Tags

• LARGE FRONT YARD
• COVERED FRONT PORCH
• OUTDOOR WORKSHOP
• OPEN-CONCEPT FAMILY ROOM
• CONCRETE ADDITION
• OWN BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-66 ($-792/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (18.4% below list).
• Recommended offer: $102k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.5% in Grand Bay — 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 66/100 on livability (#103 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools D, amenities F.
• 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.
• Market conditions: 133 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $53k; list at $125k implies a 135% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,922 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (median comp): $209,561
• List price: $124,900
• Delta: -40.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-24,421
• Equity at exit: $18,623

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-26,593
• Equity at exit: $10,799

Cash invested: $34,972 (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 36541

• Home prices YoY: -21.0%
• Active inventory: 133
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$8
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-66

Break-even live

Break-even rent $1,103

Max offer price $115,354

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-23	+0% $-66	+5% $-109	+10% $-152
Rent	-10% $-146	-5% $-106	+0% $-66	+5% $-26	+10% $15
Rate	-1.0pp $-3	-0.5pp $-34	base $-66	+0.5pp $-98	+1.0pp $-131

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: electric

Listing history 31 events

1. 2026-06-18
   days on market $124,900 Active 15 DOM
2. 2026-06-17
   days on market $124,900 Active 14 DOM
3. 2026-06-16
   days on market $124,900 Active 13 DOM
4. 2026-06-15
   days on market $124,900 Active 12 DOM
5. 2026-06-14
   days on market $124,900 Active 10 DOM
6. 2026-06-13
   days on market $124,900 Active 9 DOM
7. 2026-06-10
   days on market $124,900 Active 7 DOM
8. 2026-06-09
   days on market $124,900 Active 6 DOM
9. 2026-06-08
   days on market $124,900 Active 5 DOM
10. 2026-06-07
    days on market $124,900 Active 4 DOM
11. 2026-06-05
    remarks 693-char remark
12. 2026-06-05
    days on marketlisting id $124,900 Active 1 DOM
13. 2026-06-03
    days on market $124,900 Active 252 DOM
14. 2026-06-02
    days on market $124,900 Active 251 DOM
15. 2026-06-01
    days on market $124,900 Active 250 DOM
16. 2026-05-31
    days on market $124,900 Active 249 DOM
17. 2026-05-30
    days on market $124,900 Active 248 DOM
18. 2026-04-02
    price $124,900 1216-char remark

    Show marketing remark (1216 chars)

    Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

19. 2026-04-02
    status Active 1216-char remark

    Show marketing remark (1216 chars)

    Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

20. 2026-01-10
    price $129,900
21. 2026-01-09
    listed $129,900 Active
22. 2025-12-27
    historical 1216-char remark

    Show marketing remark (1216 chars)

    Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

23. 2025-10-23
    price $129,900 1216-char remark

    Show marketing remark (1216 chars)

    Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

24. 2025-10-23
    price $129,900

    Show marketing remark (1216 chars)

    Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

25. 2025-07-28
    price $138,000 1216-char remark

    Show marketing remark (1216 chars)

    Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

26. 2025-07-28
    price $138,000

    Show marketing remark (1216 chars)

    Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

27. 2025-06-20
    listed $150,000 Active

    Show marketing remark (1216 chars)

    Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

28. 2025-06-20
    listed $150,000 Active 1216-char remark

    Show marketing remark (1216 chars)

    Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

29. 2025-06-14
    historical
30. 2025-06-13
    historical $150,000 1216-char remark

    Show marketing remark (1216 chars)

    Welcome to this 4BR/3BA mobile home with just over two acres of land, tucked away at the end of a near hidden cul-de-sac in Grand Bay. Enjoy the extra privacy that the large front yard brings, while relaxing on the spacious, covered front porch. Cook tasteful dishes with plantains picked straight from trees in your own private yard. Tinker with your favorite hobbies in the outdoor workshop complete with electricity, and store your tools in the outside shed. Come inside for a relaxing shower or soak in the tub in the master bath. Kick back for the evening in the open-concept family room, with views to the kitchen. Then it’s off to bed as the sound of rain on the metal roof lulls you to sleep. This property also features a concrete addition on the back - complete with its own bathroom - perfect for housing in-laws, guests or using it as a fourth bedroom for your family. Don’t miss out on your opportunity to view this unique property. Schedule your private showing today! All measurements are approximate and not guaranteed. Buyer to verify through due diligence. *Please note that the buyer is responsible for verifying measurements, zoning, flood information and school zoning *

31. 2006-09-19
    soldstatus $53,192

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $12,231
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$978
• − Management: −$978
• − HOA: −$96
• − Depreciation: −$3,633
• Taxable loss: −$2,950
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $-84/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 — Grand Bay

• Score: 66/100
• State rank: #103
• US rank: #11625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,353
• Population (ZIP): 16,353

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 (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▼ -55.38%
• Current HPI: 208.4722
• 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

+134.8% since first listed

14 events — show timeline

• 2026-04-02 Price Changed $124,900 GCMLS AL
• 2026-04-02 Relisted — GCMLS AL
• 2026-01-10 Price Changed $129,900 GCMLS AL
• 2026-01-09 Listed $129,900 BCAR
• 2025-12-27 Delisted — GCMLS AL
• 2025-10-23 Price Changed $129,900 GCMLS AL
• 2025-10-23 Price Changed $129,900 BCAR
• 2025-07-28 Price Changed $138,000 GCMLS AL
• 2025-07-28 Price Changed $138,000 BCAR
• 2025-06-20 Listed $150,000 BCAR
• 2025-06-20 Listed $150,000 GCMLS AL
• 2025-06-14 Coming Soon — BCAR
• 2025-06-13 Coming Soon $150,000 GCMLS AL
• 2006-09-19 Sold (Public Records) $53,192 Public Records

Property tax history

+1.1%/yr

Latest (2025): $182 · +0.0% YoY. Source: county tax records.