4956 Ringold Dr N · Mobile, AL 36693

$229,800

3 bd · 2.5 ba · 2,127 sqft · SingleFamily public records · 121 Days on market

Built 1992 0.32 ac lot $108/sqft · 8% below area Est $249k · 8% under

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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 +12.4/30.0
• ARV discount +11.0/15.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see for yourself! This beautiful 3 bedroom 2.5 bathroom open floor plan brick home on a large 70x200 ft lot with a long driveway and back side entry open garage. Home opens to a beautiful large living room area overlooking a pretty kitchen with lots of custom built cabinets with a kitchen island bar, breakfast bar, and beautiful granite countertops. Lots of cabinet and storage space and a pantry. To the side of the kitchen is a large family room with French doors leading to the outside. Attached to the other side is a study/bonus room with a pretty half bathroom which leads to the inside laundry room. The hallway leads to the bedrooms, and the master bedroom is on the opposite side. All the bathrooms are pretty with beautiful floors and vanities. Freshly remodeled with new paint and flooring. The back yard has a gazebo and an extra garage. It is also fenced in. There is a brick mailbox. Easy access to downtown Mobile, West Mobile, and the interstates. Seller is offering a home warranty with purchase. Buyer responsible for verifying all measurements and relevant details. .

Key facts

• Open floor plan
• Large family room
• Kitchen island bar

Tags

• OPEN FLOOR PLAN
• LARGE LIVING ROOM
• CUSTOM BUILT CABINETS
• KITCHEN ISLAND BAR
• GRANITE COUNTERTOPS
• LARGE FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-36 ($-432/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (27.0% below list).
• Recommended offer: $168k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Mobile — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 flat; 144 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

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 121 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; list at $230k implies a 61% 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 $167,720 (27.0% 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 121 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

• ARV (median comp): $248,939
• List price: $229,800
• Delta: -7.69%
• 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
2308 W Lantern Ln	0.11mi	4/2.0 (+1)	2,146 (+1%)	8mo	$224,500	$105	79
2712 Woodcliff Dr W	0.62mi	3/2.0	2,112 (-1%)	8mo	$225,000	$107	61
2371 Carriage Dr	0.29mi	4/2.5 (+1)	2,412 (+13%)	1mo	$245,000	$102	59
4013 Sierra Dr	0.66mi	3/2.5	2,246 (+6%)	4mo	$235,000	$105	56
1212 Belle Chene Dr	0.60mi	4/2.5 (+1)	2,215 (+4%)	5mo	$248,500	$112	56
1222 Barcelona Dr	0.55mi	4/3.0 (+1)	2,056 (-3%)	8mo	$190,000	$92	55
4113 Japonica Ln	0.41mi	3/2.0	1,874 (-12%)	9mo	$305,000	$163	52
5418 Yucca Dr	0.65mi	4/3.0 (+1)	2,282 (+7%)	5mo	$232,500	$102	47
5204 Burma Rd	0.58mi	2/2.0 (-1)	1,820 (-14%)	1mo	$230,000	$126	41
5413 Greenleaf Rd	0.66mi	4/2.0 (+1)	1,839 (-14%)	3mo	$227,000	$123	37
661 Ynestra Dr	0.67mi	4/2.0 (+1)	1,809 (-15%)	5mo	$235,000	$130	33
4003 Littledale Ct	0.67mi	4/1.0 (+1)	1,848 (-13%)	8mo	$163,200	$88	29

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 · 0.24% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-44,179
• Equity at exit: $34,264

10-year hold

• IRR: -19.5%
• Equity multiple: 0.08×
• Total profit: $-59,489
• Equity at exit: $19,869

Cash invested: $64,344 (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 36693

• Home prices YoY: -28.1%
• Rents YoY: 0.2%
• Active inventory: 144
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$1,205
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-36

Break-even live

Break-even rent $1,723

Max offer price $223,436

Occupancy floor 97%

Sensitivity live

Price	-10% $94	-5% $29	+0% $-36	+5% $-101	+10% $-166
Rent	-10% $-169	-5% $-102	+0% $-36	+5% $30	+10% $96
Rate	-1.0pp $80	-0.5pp $22	base $-36	+0.5pp $-96	+1.0pp $-156

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: $57,450
• Closing costs: $6,894
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Raines Dr Mobile, AL	4.0	2.0	1600	$1,858	$1.16	15d	1	0.51mi
4861 Woodcliff Dr N Mobile, AL	3.0	2.0	1610	$1,300	$0.81	45d	1	0.56mi
4306 Via Alta Dr Mobile, AL	3.0	2.0	1640	$1,600	$0.98	45d	1	0.90mi
4017 Cottage Hill Rd #69 Mobile, AL	3.0	2.5	1616	$1,495	$0.93	22d	1	0.91mi
4017 Cottage Hill Rd Mobile, AL	3.0	2.5	1616	$1,495	$0.93	45d	1	0.91mi
2754 Seaton Ct Mobile, AL	3.0	2.5	1640	$1,950	$1.19	15d	1	0.99mi
1724 Rustic Wood Ct Mobile, AL	3.0	2.0	1607	$1,850	$1.15	45d	1	1.26mi

Listing history 6 events

1. 2026-04-10
   price $229,800 1103-char remark

   Show marketing remark (1103 chars)

   Must see for yourself! This beautiful 3 bedroom 2.5 bathroom open floor plan brick home on a large 70x200 ft lot with a long driveway and back side entry open garage. Home opens to a beautiful large living room area overlooking a pretty kitchen with lots of custom built cabinets with a kitchen island bar, breakfast bar, and beautiful granite countertops. Lots of cabinet and storage space and a pantry. To the side of the kitchen is a large family room with French doors leading to the outside. Attached to the other side is a study/bonus room with a pretty half bathroom which leads to the inside laundry room. The hallway leads to the bedrooms, and the master bedroom is on the opposite side. All the bathrooms are pretty with beautiful floors and vanities. Freshly remodeled with new paint and flooring. The back yard has a gazebo and an extra garage. It is also fenced in. There is a brick mailbox. Easy access to downtown Mobile, West Mobile, and the interstates. Seller is offering a home warranty with purchase. Buyer responsible for verifying all measurements and relevant details. .

2. 2026-02-24
   price $237,900 1103-char remark

   Show marketing remark (1103 chars)

   Must see for yourself! This beautiful 3 bedroom 2.5 bathroom open floor plan brick home on a large 70x200 ft lot with a long driveway and back side entry open garage. Home opens to a beautiful large living room area overlooking a pretty kitchen with lots of custom built cabinets with a kitchen island bar, breakfast bar, and beautiful granite countertops. Lots of cabinet and storage space and a pantry. To the side of the kitchen is a large family room with French doors leading to the outside. Attached to the other side is a study/bonus room with a pretty half bathroom which leads to the inside laundry room. The hallway leads to the bedrooms, and the master bedroom is on the opposite side. All the bathrooms are pretty with beautiful floors and vanities. Freshly remodeled with new paint and flooring. The back yard has a gazebo and an extra garage. It is also fenced in. There is a brick mailbox. Easy access to downtown Mobile, West Mobile, and the interstates. Seller is offering a home warranty with purchase. Buyer responsible for verifying all measurements and relevant details. .

3. 2026-01-26
   listed $247,900 Active 1103-char remark

   Show marketing remark (1103 chars)

   Must see for yourself! This beautiful 3 bedroom 2.5 bathroom open floor plan brick home on a large 70x200 ft lot with a long driveway and back side entry open garage. Home opens to a beautiful large living room area overlooking a pretty kitchen with lots of custom built cabinets with a kitchen island bar, breakfast bar, and beautiful granite countertops. Lots of cabinet and storage space and a pantry. To the side of the kitchen is a large family room with French doors leading to the outside. Attached to the other side is a study/bonus room with a pretty half bathroom which leads to the inside laundry room. The hallway leads to the bedrooms, and the master bedroom is on the opposite side. All the bathrooms are pretty with beautiful floors and vanities. Freshly remodeled with new paint and flooring. The back yard has a gazebo and an extra garage. It is also fenced in. There is a brick mailbox. Easy access to downtown Mobile, West Mobile, and the interstates. Seller is offering a home warranty with purchase. Buyer responsible for verifying all measurements and relevant details. .

4. 2013-01-28
   soldstatus $142,500
5. 2013-01-25
   soldstatus $142,000 396-char remark

   Show marketing remark (396 chars)

   This beautiful brick home has been completely remodeled throughout. The kitchen features gorgeous new cabinetry, granite counter tops, travertine back splash, pot-filler faucet over the stove, farmhouse style sink, bamboo cutting board surface on the island, and top notch stainless steel appliances including a five burner stove. The flooring is all hand-scraped hardwood and genuine travertine.

6. 2012-12-26
   listed $152,900 396-char remark

   Show marketing remark (396 chars)

   This beautiful brick home has been completely remodeled throughout. The kitchen features gorgeous new cabinetry, granite counter tops, travertine back splash, pot-filler faucet over the stove, farmhouse style sink, bamboo cutting board surface on the island, and top notch stainless steel appliances including a five burner stove. The flooring is all hand-scraped hardwood and genuine travertine.

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $942 · $79/mo
• Expected delta: +$220/yr (+$18/mo · 30.5%)

ⓘ 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 2/10 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: $20,126
• − Mortgage interest: −$12,872
• − Property taxes: −$722
• − Insurance: −$1,149
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$6,685
• Taxable loss: −$4,522
• Est. tax savings @ 24.0%: +$1,085
• After-tax cash flow: $653/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): 18,726
• Household income: $68,933
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 498.0

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 (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 5% Asian 4% Two or more races 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 4% Tagalog/Filipino 2% Vietnamese 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: ▼ -71.22%
• Current HPI: 182.6406
• Rent YoY: ▲ 0.24%
• 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

+50.3% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $229,800 GCMLS AL
• 2026-02-24 Price Changed $237,900 GCMLS AL
• 2026-01-26 Listed $247,900 GCMLS AL
• 2013-01-28 Sold (Public Records) $142,500 Public Records
• 2013-01-25 Sold (MLS) $142,000 BCAR
• 2012-12-26 Listed $152,900 BCAR