902 Pinemont Dr · Mobile, AL 36609

$235,000

3 bd · 2.0 ba · 1,649 sqft · SingleFamily public records · 63 Days on market

Built 1984 4,965 sqft lot $143/sqft · 12% above area Est $243k · at est. ↓ 10% since listing

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Why this score? — see what drove the F 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 +9.2/30.0
• ARV discount +9.0/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 story, 3 bedroom, 2 bath home in West Mobile is located just off Airport Blvd in the Pinehurst Subdivision. A brand new roof was installed in July 2025, and the new concrete driveway gives the home a clean, refreshed look while adding long term value. With those major updates already completed, it is well prepared for its next owner and the new memories ahead. The primary suite is located on the main floor, offering added comfort and convenience. Two sets of French doors open from the living room to the backyard, creating an easy indoor-outdoor connection that brings in natural light and makes the space feel open and welcoming. A fully decked attic provides plenty of extra storage, helping keep the main living areas open, organized, and comfortable. With no HOA restrictions, there is added freedom in how the property can be used and enjoyed, without extra rules or limitations. The location is convenient to shopping, dining, parks, schools, and major roadways, making everyday life in West Mobile simple and easy to navigate. ***Buyer to verify all measurements and information.

Key facts

• Brand new roof
• Primary suite
• French doors

Tags

• BRAND NEW ROOF
• NEW CONCRETE DRIVEWAY
• PRIMARY SUITE
• FRENCH DOORS
• FULLY DECKED ATTIC
• NO HOA RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (29.1% below list).
• Recommended offer: $167k (29.1% below list) — sets the bar for 1% rule.

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: schools D-, 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.
• Market conditions: Rents rising (+3.1%/yr); 144 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 40% of the median local income ($50k/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 $2k of loan paydown is wiped out by about $7k 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 63 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $166,630 (29.1% 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. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 11.8

CMA / ARV

• ARV (median comp): $243,186
• List price: $235,000
• Delta: -3.37%
• 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
958 Henckley Ave	0.17mi	3/2.0	1,631 (-1%)	1mo	$260,000	$159	89
913 Mcneil Ave	0.23mi	3/2.0	1,580 (-4%)	1mo	$282,000	$178	82
906 Louise Ave	0.32mi	3/2.0	1,602 (-3%)	0mo	$260,000	$162	80
909 Louise Ave	0.29mi	3/2.0	1,600 (-3%)	2mo	$265,000	$166	80
1052 Linlen Ave	0.26mi	3/2.0	1,741 (+6%)	1mo	$269,000	$155	78
1220 Mcneil Ave	0.64mi	3/2.0	1,585 (-4%)	1mo	$275,000	$174	63
1221 Mcneil Ave	0.62mi	3/2.0	1,568 (-5%)	2mo	$269,000	$172	61
6071 Highland Cir N	0.63mi	3/2.0	1,532 (-7%)	1mo	$195,000	$127	58
1055 Mcneil Ave	0.34mi	3/2.0	1,401 (-15%)	2mo	$241,900	$173	58
167 Bit and Spur Ter	0.55mi	4/2.0 (+1)	1,800 (+9%)	0mo	$283,000	$157	54
1102 Schaub Ave	0.51mi	3/2.0	1,429 (-13%)	1mo	$240,000	$168	53
4700 Bit & Spur Rd	0.72mi	3/2.0	1,494 (-9%)	1mo	$220,000	$147	50

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-49,144
• Equity at exit: $35,039

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-56,865
• Equity at exit: $20,319

Cash invested: $65,800 (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 36609

• Rents YoY: 3.1%
• Active inventory: 144
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$161 /mo · $1,929/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-175

Break-even live

Break-even rent $1,887

Max offer price $204,144

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1056 Linlen Ave Mobile, AL	3.0	3.0	1975	$2,300	$1.16	44d	1	0.30mi
4670 Rosewood Dr Mobile, AL	3.0	2.0	1192	$1,200	$1.01	14d	1	0.64mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	14d	2	0.72mi
6075 Grelot Rd Mobile, AL	2.0	1.0	1050	$1,215	$1.16	14d	1	0.82mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,537	$1.27	44d	10	0.87mi
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	44d	1	0.89mi
424 Byron Ave E Mobile, AL	4.0	2.0	1917	$2,500	$1.30	21d	1	0.92mi
112 S University Blvd Mobile, AL	4.0	4.5	1472	$1,810	$1.23	14d	5	1.05mi
1601 Hillcrest Rd Mobile, AL	2.0	2.0	1250	$1,603	$1.28	14d	1	1.08mi
6700 Wall St Mobile, AL	2.0–3.0	1.0–2.0	1231	$1,571	$1.28	14d	6	1.09mi
833 S University Blvd Mobile, AL	1.0–2.0	1.0–2.0	855	$1,190	$1.39	14d	12	1.11mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	44d	1	1.36mi
5901 Ole Mill Rd Mobile, AL	3.0	2.0	1600	$1,900	$1.19	44d	1	1.40mi
1724 Rustic Wood Ct Mobile, AL	3.0	2.0	1607	$1,850	$1.15	44d	1	1.42mi
5155 Ridgedale Rd Mobile, AL	3.0	1.5	1263	$1,400	$1.11	14d	1	1.42mi
4118 Seabreeze Rd N Mobile, AL	3.0	1.0	1088	$1,100	$1.01	44d	1	1.44mi
4306 Via Alta Dr Mobile, AL	3.0	2.0	1640	$1,600	$0.98	44d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $235,000 Active 63 DOM
2. 2026-06-17
   days on market $235,000 Active 62 DOM
3. 2026-06-16
   days on market $235,000 Active 61 DOM
4. 2026-06-15
   days on market $235,000 Active 60 DOM
5. 2026-06-14
   days on market $235,000 Active 58 DOM
6. 2026-06-13
   days on market $235,000 Active 57 DOM
7. 2026-06-10
   days on market $235,000 Active 55 DOM
8. 2026-06-09
   days on market $235,000 Active 54 DOM
9. 2026-06-08
   days on market $235,000 Active 53 DOM
10. 2026-06-07
    days on market $235,000 Active 52 DOM
11. 2026-06-05
    days on market $235,000 Active 49 DOM
12. 2026-06-03
    days on market $235,000 Active 48 DOM
13. 2026-06-02
    days on market $235,000 Active 47 DOM
14. 2026-06-01
    days on market $235,000 Active 46 DOM
15. 2026-05-31
    days on market $235,000 Active 45 DOM
16. 2026-05-30
    days on market $235,000 Active 44 DOM
17. 2026-04-17
    listed $235,000 Active 1101-char remark

    Show marketing remark (1101 chars)

    This 2 story, 3 bedroom, 2 bath home in West Mobile is located just off Airport Blvd in the Pinehurst Subdivision. A brand new roof was installed in July 2025, and the new concrete driveway gives the home a clean, refreshed look while adding long term value. With those major updates already completed, it is well prepared for its next owner and the new memories ahead. The primary suite is located on the main floor, offering added comfort and convenience. Two sets of French doors open from the living room to the backyard, creating an easy indoor-outdoor connection that brings in natural light and makes the space feel open and welcoming. A fully decked attic provides plenty of extra storage, helping keep the main living areas open, organized, and comfortable. With no HOA restrictions, there is added freedom in how the property can be used and enjoyed, without extra rules or limitations. The location is convenient to shopping, dining, parks, schools, and major roadways, making everyday life in West Mobile simple and easy to navigate. ***Buyer to verify all measurements and information.

18. 2026-01-25
    price $228,000
19. 2025-04-25
    price $218,000
20. 2025-04-25
    price $218,000
21. 2025-03-01
    price $220,000
22. 2025-03-01
    price $220,000
23. 2025-02-02
    listed $260,000 Active

ⓘ 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: $1,929 · $161/mo
• Projected year-2 tax: $1,929 · $161/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,996
• − Mortgage interest: −$13,164
• − Property taxes: −$1,929
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$6,836
• Taxable loss: −$6,308
• Est. tax savings @ 24.0%: +$1,514
• After-tax cash flow: $-582/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): 23,820
• Household income: $49,830
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1379.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 44% White 42% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Vietnamese 2% Other Indo-European 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: ▼ -124.06%
• Current HPI: 200.0811
• Rent YoY: ▲ 3.07%
• 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

-9.6% since first listed

7 events — show timeline

• 2026-04-17 Listed $235,000 GCMLS AL
• 2026-01-25 Price Changed $228,000 GCMLS AL
• 2025-04-25 Price Changed $218,000 GCMLS AL
• 2025-04-25 Price Changed $218,000 BCAR
• 2025-03-01 Price Changed $220,000 GCMLS AL
• 2025-03-01 Price Changed $220,000 BCAR
• 2025-02-02 Listed $260,000 BCAR

Property tax history

+2.5%/yr

Latest (2025): $1,929 · +4.0% YoY. Source: county tax records.