1263 E Smithfield Rd · Mobile, AL 36695

$245,000

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 124 Days on market

Built 1995 7,840 sqft lot $143/sqft · 11% below area Est $273k · 10% under $21/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 +12.2/15.0
• Cash flow +11.2/30.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this well-maintained home offering 3 bedrooms and 2 bathrooms. A covered entry welcomes you into the foyer, which opens up to your living room, kitchen and dining area. The living room features recess lighting and a gas fireplace. The kitchen features freshly painted cabinets, ample storage, and generous counter space, with a separate laundry room located off the kitchen. The primary bedroom is spacious and has an ensuite bathroom. The primary bathroom features his-and-hers closets, a double vanity, a soaking tub, and a separate shower. Enjoy your evenings on your back patio overlooking your fenced-in backyard! 2026 - NEW garage door and motor installed, interior paint, kitchen cabinets painted, and new kitchen light installed. 2023 - flooring throughout living room and bedrooms replaced. Listing agent/company makes no representation as to accuracy of information, measurements, and square footage - all information deemed reliable. Buyer to verify all information during due diligence.

Key facts

• Recess lighting
• Gas fireplace
• Covered entry

Tags

• COVERED ENTRY
• RECESS LIGHTING
• GAS FIREPLACE
• FRESHLY PAINTED CABINETS
• AMPLE STORAGE
• GENEROUS COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (28.5% below list).
• Recommended offer: $175k (28.5% 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 soft (-0.4%/yr); 551 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 124 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $182k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $175,228 (28.5% 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 124 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

• ARV (median comp): $273,360
• List price: $245,000
• Delta: -10.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7394 Hawkins Mnr W	0.61mi	3/2.0	1,704 (-0%)	3mo	$328,540	$193	68
1207 Stratford Ct S	0.51mi	3/2.0	1,753 (+2%)	7mo	$259,000	$148	66
7312 Hawkins Mnr N	0.72mi	3/2.0	1,722 (+1%)	2mo	$313,900	$182	64
7328 Hawkins Mnr N	0.71mi	3/2.0	1,704 (-0%)	3mo	$323,900	$190	63
1218 Stratford Ct S	0.50mi	3/2.0	1,584 (-8%)	2mo	$253,000	$160	63
7327 Hawkins Mnr N	0.69mi	3/2.0	1,704 (-0%)	7mo	$319,900	$188	61
7271 Carson Rd S	0.29mi	3/3.0	1,938 (+13%)	4mo	$210,000	$108	57
7336 Hawkins Mnr S	0.65mi	3/2.0	1,585 (-7%)	4mo	$313,900	$198	54
7228 Hawkins Mnr	0.62mi	3/2.0	1,919 (+12%)	2mo	$330,900	$172	49
7332 Hawkins Mnr N	0.71mi	3/2.0	1,911 (+12%)	4mo	$327,900	$172	44
7332 Hawkins Mnr S	0.65mi	3/2.0	1,911 (+12%)	8mo	$322,900	$169	44
7200 Pine Barren Ct	0.67mi	4/2.0 (+1)	1,919 (+12%)	4mo	$244,000	$127	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.26×
• Total profit: $-50,935
• Equity at exit: $36,530

10-year hold

• IRR: -24.1%
• Equity multiple: -0.05×
• Total profit: $-72,345
• Equity at exit: $21,183

Cash invested: $68,600 (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: 551
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$102
• HOA: −$21
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-94

Break-even live

Break-even rent $1,871

Max offer price $228,377

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-25	+0% $-94	+5% $-163	+10% $-233
Rent	-10% $-233	-5% $-163	+0% $-94	+5% $-25	+10% $44
Rate	-1.0pp $29	-0.5pp $-32	base $-94	+0.5pp $-158	+1.0pp $-222

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7380 Hitt Rd Mobile, AL	1.0–3.0	1.0–2.0	892	$1,357	$1.52	14d	13	0.58mi
6700 Wall St Mobile, AL	2.0–3.0	1.0–2.0	1231	$1,571	$1.28	14d	6	0.69mi
1313 Schillinger Rd S Mobile, AL	1.0–3.0	1.0–2.0	1022	$1,651	$1.62	14d	7	0.96mi
945 Schillinger Rd S Mobile, AL	2.0–3.0	2.0–2.5	1809	$2,300	$1.27	44d	1	1.04mi
1601 Hillcrest Rd Mobile, AL	2.0	2.0	1250	$1,603	$1.28	14d	1	1.24mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,537	$1.27	44d	10	1.27mi
2175 Schillinger Rd S Mobile, AL	1.0–3.0	1.0–2.0	1188	$1,790	$1.51	14d	11	1.44mi
6075 Grelot Rd Mobile, AL	2.0	1.0	1050	$1,215	$1.16	14d	1	1.50mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: gas

Listing history 11 events

1. 2026-06-02
   days on market $245,000 Active 124 DOM
2. 2026-06-01
   days on market $245,000 Active 123 DOM
3. 2026-05-31
   days on market $245,000 Active 122 DOM
4. 2026-05-30
   days on market $245,000 Active 121 DOM
5. 2026-04-04
   listed $2,100
6. 2026-03-17
   price $245,000 1013-char remark

   Show marketing remark (1014 chars)

   Check out this well-maintained home offering 3 bedrooms and 2 bathrooms. A covered entry welcomes you into the foyer, which opens up to your living room, kitchen and dining area. The living room features recess lighting and a gas fireplace. The kitchen features freshly painted cabinets, ample storage, and generous counter space, with a separate laundry room located off the kitchen.  The primary bedroom is spacious and has an ensuite bathroom. The primary bathroom features his-and-hers closets, a double vanity, a soaking tub, and a separate shower. Enjoy your evenings on your back patio overlooking your fenced-in backyard! 2026 - NEW garage door and motor installed, interior paint, kitchen cabinets painted, and new kitchen light installed. 2023 - flooring throughout living room and bedrooms replaced. Listing agent/company makes no representation as to accuracy of information, measurements, and square footage - all information deemed reliable. Buyer to verify all information during due diligence.

7. 2026-03-17
   price $245,000 1014-char remark

   Show marketing remark (1014 chars)

   Check out this well-maintained home offering 3 bedrooms and 2 bathrooms. A covered entry welcomes you into the foyer, which opens up to your living room, kitchen and dining area. The living room features recess lighting and a gas fireplace. The kitchen features freshly painted cabinets, ample storage, and generous counter space, with a separate laundry room located off the kitchen.  The primary bedroom is spacious and has an ensuite bathroom. The primary bathroom features his-and-hers closets, a double vanity, a soaking tub, and a separate shower. Enjoy your evenings on your back patio overlooking your fenced-in backyard! 2026 - NEW garage door and motor installed, interior paint, kitchen cabinets painted, and new kitchen light installed. 2023 - flooring throughout living room and bedrooms replaced. Listing agent/company makes no representation as to accuracy of information, measurements, and square footage - all information deemed reliable. Buyer to verify all information during due diligence.

8. 2026-01-29
   listed $250,000 Active 1013-char remark

   Show marketing remark (1014 chars)

   Check out this well-maintained home offering 3 bedrooms and 2 bathrooms. A covered entry welcomes you into the foyer, which opens up to your living room, kitchen and dining area. The living room features recess lighting and a gas fireplace. The kitchen features freshly painted cabinets, ample storage, and generous counter space, with a separate laundry room located off the kitchen.  The primary bedroom is spacious and has an ensuite bathroom. The primary bathroom features his-and-hers closets, a double vanity, a soaking tub, and a separate shower. Enjoy your evenings on your back patio overlooking your fenced-in backyard! 2026 - NEW garage door and motor installed, interior paint, kitchen cabinets painted, and new kitchen light installed. 2023 - flooring throughout living room and bedrooms replaced. Listing agent/company makes no representation as to accuracy of information, measurements, and square footage - all information deemed reliable. Buyer to verify all information during due diligence.

9. 2026-01-29
   listed $250,000 Active 1014-char remark

   Show marketing remark (1014 chars)

   Check out this well-maintained home offering 3 bedrooms and 2 bathrooms. A covered entry welcomes you into the foyer, which opens up to your living room, kitchen and dining area. The living room features recess lighting and a gas fireplace. The kitchen features freshly painted cabinets, ample storage, and generous counter space, with a separate laundry room located off the kitchen.  The primary bedroom is spacious and has an ensuite bathroom. The primary bathroom features his-and-hers closets, a double vanity, a soaking tub, and a separate shower. Enjoy your evenings on your back patio overlooking your fenced-in backyard! 2026 - NEW garage door and motor installed, interior paint, kitchen cabinets painted, and new kitchen light installed. 2023 - flooring throughout living room and bedrooms replaced. Listing agent/company makes no representation as to accuracy of information, measurements, and square footage - all information deemed reliable. Buyer to verify all information during due diligence.

10. 2021-05-26
    soldstatus $182,000
11. 2021-05-24
    soldstatus $182,000

ⓘ 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: $846 · $71/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$158/yr (+$13/mo · 18.7%)

ⓘ 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 · 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: $21,027
• − Mortgage interest: −$13,724
• − Property taxes: −$846
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − HOA: −$252
• − Depreciation: −$7,127
• Taxable loss: −$5,511
• Est. tax savings @ 24.0%: +$1,323
• After-tax cash flow: $193/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): 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

-98.8% since first listed

7 events — show timeline

• 2026-04-04 Listed for Rent $2,100 GCMLSAL
• 2026-03-17 Price Changed $245,000 GCMLS AL
• 2026-03-17 Price Changed $245,000 BCAR
• 2026-01-29 Listed $250,000 GCMLS AL
• 2026-01-29 Listed $250,000 BCAR
• 2021-05-26 Sold (Public Records) $182,000 Public Records
• 2021-05-24 Sold (MLS) $182,000 GCMLS AL

Property tax history

-6.3%/yr

Latest (2025): $846 · -1.2% YoY. Source: county tax records.