10539 Mimosa Dr E · Bayou La Batre, AL 36544

$45,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 231 Days on market

Built 1963 0.50 ac lot $30/sqft · 76% below area ↓ 35% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• 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

Investment opportunity! This 3 bedroom, 1 bath home with large living room and a den is situated on approximately 1/2 acre of land in a country setting. A large metal building is included and makes for a perfect workshop or garage. Repairs and renovation are needed to this home. Utilities will not be activated and the seller will not perform any repairs. Only Cash or Hard Money Offers considered.

Key facts

• Workshop or garage
• Large living room
• Large metal building

Tags

• LARGE LIVING ROOM
• LARGE METAL BUILDING
• WORKSHOP OR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.2% vs local median 4.4% in Bayou La Batre — 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 53/100 on livability (#493 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety D+, schools F, crime 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: 82 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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.
8. 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.
9. 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: 3.01% ✓
• Cap rate: 26.24%
• Cash-on-cash: 71.24%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (median comp): $187,180
• List price: $45,000
• Delta: -75.96%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10539 Mimosa Dr E	0.00mi	3/1.0	1,520 (0%)	0mo	$37,000	$24	100
7101A Angkor Rd S	0.06mi	3/2.0	1,568 (+3%)	7mo	$185,000	$118	82
10480 Cleveland Ave	0.07mi	3/2.0	1,431 (-6%)	12mo	$237,000	$166	73
7230 Two Mile Rd	0.16mi	3/1.0	1,440 (-5%)	20mo	$175,000	$122	67

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.9%
• Equity multiple: 4.20×
• Total profit: $40,379
• Equity at exit: $6,710

10-year hold

• IRR: 74.8%
• Equity multiple: 8.67×
• Total profit: $96,619
• Equity at exit: $3,891

Cash invested: $12,600 (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 36544

• Home prices YoY: -17.6%
• Active inventory: 82
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $748

Break-even live

Break-even rent $406

Max offer price $45,000

Occupancy floor 40%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-04
   price $45,000 399-char remark

   Show marketing remark (399 chars)

   Investment opportunity! This 3 bedroom, 1 bath home with large living room and a den is situated on approximately 1/2 acre of land in a country setting. A large metal building is included and makes for a perfect workshop or garage. Repairs and renovation are needed to this home. Utilities will not be activated and the seller will not perform any repairs. Only Cash or Hard Money Offers considered.

2. 2026-03-30
   status Active 399-char remark

   Show marketing remark (399 chars)

   Investment opportunity! This 3 bedroom, 1 bath home with large living room and a den is situated on approximately 1/2 acre of land in a country setting. A large metal building is included and makes for a perfect workshop or garage. Repairs and renovation are needed to this home. Utilities will not be activated and the seller will not perform any repairs. Only Cash or Hard Money Offers considered.

3. 2026-03-28
   historical 399-char remark

   Show marketing remark (399 chars)

   Investment opportunity! This 3 bedroom, 1 bath home with large living room and a den is situated on approximately 1/2 acre of land in a country setting. A large metal building is included and makes for a perfect workshop or garage. Repairs and renovation are needed to this home. Utilities will not be activated and the seller will not perform any repairs. Only Cash or Hard Money Offers considered.

4. 2026-03-23
   price $49,900 399-char remark

   Show marketing remark (399 chars)

   Investment opportunity! This 3 bedroom, 1 bath home with large living room and a den is situated on approximately 1/2 acre of land in a country setting. A large metal building is included and makes for a perfect workshop or garage. Repairs and renovation are needed to this home. Utilities will not be activated and the seller will not perform any repairs. Only Cash or Hard Money Offers considered.

5. 2026-01-21
   price $55,000 399-char remark

   Show marketing remark (399 chars)

   Investment opportunity! This 3 bedroom, 1 bath home with large living room and a den is situated on approximately 1/2 acre of land in a country setting. A large metal building is included and makes for a perfect workshop or garage. Repairs and renovation are needed to this home. Utilities will not be activated and the seller will not perform any repairs. Only Cash or Hard Money Offers considered.

6. 2025-12-08
   price $59,900 399-char remark

   Show marketing remark (399 chars)

   Investment opportunity! This 3 bedroom, 1 bath home with large living room and a den is situated on approximately 1/2 acre of land in a country setting. A large metal building is included and makes for a perfect workshop or garage. Repairs and renovation are needed to this home. Utilities will not be activated and the seller will not perform any repairs. Only Cash or Hard Money Offers considered.

7. 2025-11-10
   price $65,000 399-char remark

   Show marketing remark (399 chars)

   Investment opportunity! This 3 bedroom, 1 bath home with large living room and a den is situated on approximately 1/2 acre of land in a country setting. A large metal building is included and makes for a perfect workshop or garage. Repairs and renovation are needed to this home. Utilities will not be activated and the seller will not perform any repairs. Only Cash or Hard Money Offers considered.

8. 2025-09-30
   listed $69,000 Active 399-char remark

   Show marketing remark (399 chars)

   Investment opportunity! This 3 bedroom, 1 bath home with large living room and a den is situated on approximately 1/2 acre of land in a country setting. A large metal building is included and makes for a perfect workshop or garage. Repairs and renovation are needed to this home. Utilities will not be activated and the seller will not perform any repairs. Only Cash or Hard Money Offers considered.

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $796 · $66/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 7/10 Severe
• 🌡 Heat 10/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,240
• − Mortgage interest: −$2,521
• − Property taxes: −$796
• − Insurance: −$225
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$1,309
• Taxable income: $8,791
• Est. tax owed @ 24.0%: −$2,110
• After-tax cash flow: $6,867/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 — Bayou La Batre

• Score: 53/100
• State rank: #493
• US rank: #24654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,462
• Population (ZIP): 10,800

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 (79%)
• Race & ethnicity: White 79% Asian 8% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Serbian 1% Italian 1%
• Foreign-born: 7% · Vietnam, Canada
• Languages at home: 90% English-only · Vietnamese 6% Other Asian/Pacific 2% 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: ▼ -44.84%
• Current HPI: 210.5625
• 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

-34.8% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $45,000 GCMLS AL
• 2026-03-30 Relisted — GCMLS AL
• 2026-03-28 Delisted — GCMLS AL
• 2026-03-23 Price Changed $49,900 GCMLS AL
• 2026-01-21 Price Changed $55,000 GCMLS AL
• 2025-12-08 Price Changed $59,900 GCMLS AL
• 2025-11-10 Price Changed $65,000 GCMLS AL
• 2025-09-30 Listed $69,000 GCMLS AL

Property tax history

+9.8%/yr

Latest (2025): $796 · +4.9% YoY. Source: county tax records.