4925 Catahoula Dr · Mobile, AL 36695

$187,200

500 bd · 2.0 ba · 1,247 sqft · SingleFamily public records · 20 Days on market

Built 2010 6,882 sqft lot $150/sqft · 14% below area Est $218k · 14% under $10/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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 +24.6/30.0
• ARV discount +13.8/15.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4925 Catahoula Dr is ready for new owners. This traditional-style 3-bedroom, 2-bath home is located in Copeland Island and offers a great setup for comfortable everyday living. The backyard provides a private space that’s perfect for barbecuing, relaxing, or spending time with kids and pets. This property has been placed in an upcoming auction event. All bids should be submitted through Xome.com; void where prohibited. Any pre-auction offers must be submitted through the property details page on Xome.com. Post-auction offers will need to be submitted directly to the listing agent. Please allow up to 3 business days for a response. The sale is subject to a 5% buyer’s premium pursuant to the Auction Participation Agreement and Terms & Conditions, where minimums will apply. Contact the listing agent for additional details. Property may also be subject to Alabama’s one-year right of redemption.

Key facts

• Backyard
• Private space
• 6,882 sq ft lot

Tags

• PRIVATE SPACE
• BACKYARD

What this means for you Summary

Snapshot

• This is a 500-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $184k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 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; solid renter incomes; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 30% of the median local income ($76k/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

• It's been on market 20 days — a 2% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $96k; list at $187k implies a 94% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,392 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $217,764
• List price: $187,200
• Delta: -14.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,370
• Equity at exit: $27,912

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-258
• Equity at exit: $16,186

Cash invested: $52,416 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$982
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$78
• HOA: −$10
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $388

Break-even live

Break-even rent $1,442

Max offer price $187,200

Occupancy floor 75%

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: $46,800
• Closing costs: $5,616
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 3 events

1. 2026-05-11
   status Pending 931-char remark

   Show marketing remark (931 chars)

   4925 Catahoula Dr is ready for new owners. This traditional-style 3-bedroom, 2-bath home is located in Copeland Island and offers a great setup for comfortable everyday living. The backyard provides a private space that’s perfect for barbecuing, relaxing, or spending time with kids and pets. This property has been placed in an upcoming auction event. All bids should be submitted through Xome.com; void where prohibited. Any pre-auction offers must be submitted through the property details page on Xome.com. Post-auction offers will need to be submitted directly to the listing agent. Please allow up to 3 business days for a response. The sale is subject to a 5% buyer’s premium pursuant to the Auction Participation Agreement and Terms & Conditions, where minimums will apply. Contact the listing agent for additional details. Property may also be subject to Alabama’s one-year right of redemption.

2. 2026-04-21
   listed $187,200 Active 931-char remark

   Show marketing remark (931 chars)

   4925 Catahoula Dr is ready for new owners. This traditional-style 3-bedroom, 2-bath home is located in Copeland Island and offers a great setup for comfortable everyday living. The backyard provides a private space that’s perfect for barbecuing, relaxing, or spending time with kids and pets. This property has been placed in an upcoming auction event. All bids should be submitted through Xome.com; void where prohibited. Any pre-auction offers must be submitted through the property details page on Xome.com. Post-auction offers will need to be submitted directly to the listing agent. Please allow up to 3 business days for a response. The sale is subject to a 5% buyer’s premium pursuant to the Auction Participation Agreement and Terms & Conditions, where minimums will apply. Contact the listing agent for additional details. Property may also be subject to Alabama’s one-year right of redemption.

3. 2010-04-13
   soldstatus $96,420

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 22 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: $23,189
• − Mortgage interest: −$10,486
• − Property taxes: −$830
• − Insurance: −$936
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − HOA: −$120
• − Depreciation: −$5,446
• Taxable income: $1,660
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $4,254/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

• 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

+94.2% since first listed

3 events — show timeline

• 2026-05-11 Pending — GCMLS AL
• 2026-04-21 Listed $187,200 GCMLS AL
• 2010-04-13 Sold (Public Records) $96,420 Public Records

Property tax history

+5.3%/yr

Latest (2025): $830 · +6.6% YoY. Source: county tax records.