9385 Sagebrush Ct · Mobile, AL 36575

$200,000

3 bd · 2.0 ba · 1,445 sqft · SingleFamily public records · 17 Days on market

Built 1991 0.36 ac lot $138/sqft · 9% below area Est $221k · 9% under ↓ 9% since listing

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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 +18.0/30.0
• ARV discount +11.7/15.0
• DSCR +5.6/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• 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

Welcome home to this beautifully updated 3-bedroom, 2-bath property tucked away in a cul-de-sac. Step inside to find fresh interior paint and brand-new carpet throughout, creating a clean and inviting feel from the moment you walk in. The spacious family room features a cozy electric fireplace, perfect for relaxing or entertaining. The kitchen offers a good amount of space for cooking and gathering, highlighted by stylish quartz countertops that add both beauty and durability. The primary suite features a tray ceiling that adds an elegant touch, along with plenty of space to unwind. You’ll also appreciate the updated light fixtures that bring a modern feel to every room. With its thoughtful updates and desirable location, this home is move-in ready and waiting for its next owner.

Key facts

• 0.36 acre lot
• Built 1991
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (10.5% below list).
• Recommended offer: $179k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 184 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 $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 17 days — a 2% lower offer ($197k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,061 (10.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (median comp): $220,537
• List price: $200,000
• Delta: -9.31%
• 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
9365 Chisholm Ct	0.06mi	3/2.0	1,452 (+0%)	1mo	$220,000	$152	96
9380 Sagebrush Ct	0.04mi	3/2.0	1,419 (-2%)	0mo	$167,500	$118	95
9395 Settlers Cir	0.24mi	3/2.0	1,468 (+2%)	4mo	$232,000	$158	82
9143 Prairie Dr	0.34mi	3/2.0	1,422 (-2%)	5mo	$190,000	$134	77
1837 Sandy Creek Dr	0.21mi	3/2.0	1,313 (-9%)	0mo	$227,500	$173	74
1779 Ranch House Dr	0.15mi	3/2.0	1,325 (-8%)	6mo	$225,000	$170	74
1551 Homestead Dr W	0.34mi	3/2.0	1,507 (+4%)	6mo	$228,000	$151	72
1850 Wagon Wheel Dr	0.38mi	3/2.0	1,370 (-5%)	3mo	$210,000	$153	71
1820 Wagon Wheel Dr	0.38mi	3/2.0	1,341 (-7%)	3mo	$190,000	$142	68
1497 Champion Cv	0.33mi	3/2.5	1,588 (+10%)	5mo	$198,000	$125	62
2070 Sky Vista Dr W	0.71mi	3/2.0	1,487 (+3%)	1mo	$185,000	$124	61
9736 Sky Vista Dr	0.68mi	3/2.0	1,528 (+6%)	0mo	$259,000	$170	59

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-21,451
• Equity at exit: $29,821

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,734
• Equity at exit: $17,292

Cash invested: $56,000 (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 36575

• Home prices YoY: -21.8%
• Active inventory: 184
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $173

Break-even live

Break-even rent $1,572

Max offer price $200,000

Occupancy floor 85%

Sensitivity live

Price	-10% $286	-5% $230	+0% $173	+5% $116	+10% $60
Rent	-10% $32	-5% $102	+0% $173	+5% $244	+10% $314
Rate	-1.0pp $274	-0.5pp $224	base $173	+0.5pp $121	+1.0pp $68

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-06
   status Active 799-char remark

   Show marketing remark (799 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath property tucked away in a cul-de-sac. Step inside to find fresh interior paint and brand-new carpet throughout, creating a clean and inviting feel from the moment you walk in. The spacious family room features a cozy electric fireplace, perfect for relaxing or entertaining. The kitchen offers a good amount of space for cooking and gathering, highlighted by stylish quartz countertops that add both beauty and durability. The primary suite features a tray ceiling that adds an elegant touch, along with plenty of space to unwind. You’ll also appreciate the updated light fixtures that bring a modern feel to every room. With its thoughtful updates and desirable location, this home is move-in ready and waiting for its next owner.

2. 2026-05-01
   historical 799-char remark

   Show marketing remark (799 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath property tucked away in a cul-de-sac. Step inside to find fresh interior paint and brand-new carpet throughout, creating a clean and inviting feel from the moment you walk in. The spacious family room features a cozy electric fireplace, perfect for relaxing or entertaining. The kitchen offers a good amount of space for cooking and gathering, highlighted by stylish quartz countertops that add both beauty and durability. The primary suite features a tray ceiling that adds an elegant touch, along with plenty of space to unwind. You’ll also appreciate the updated light fixtures that bring a modern feel to every room. With its thoughtful updates and desirable location, this home is move-in ready and waiting for its next owner.

3. 2026-05-01
   listed $200,000 Active 799-char remark

   Show marketing remark (799 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath property tucked away in a cul-de-sac. Step inside to find fresh interior paint and brand-new carpet throughout, creating a clean and inviting feel from the moment you walk in. The spacious family room features a cozy electric fireplace, perfect for relaxing or entertaining. The kitchen offers a good amount of space for cooking and gathering, highlighted by stylish quartz countertops that add both beauty and durability. The primary suite features a tray ceiling that adds an elegant touch, along with plenty of space to unwind. You’ll also appreciate the updated light fixtures that bring a modern feel to every room. With its thoughtful updates and desirable location, this home is move-in ready and waiting for its next owner.

4. 2026-04-21
   historical $200,000 799-char remark

   Show marketing remark (799 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath property tucked away in a cul-de-sac. Step inside to find fresh interior paint and brand-new carpet throughout, creating a clean and inviting feel from the moment you walk in. The spacious family room features a cozy electric fireplace, perfect for relaxing or entertaining. The kitchen offers a good amount of space for cooking and gathering, highlighted by stylish quartz countertops that add both beauty and durability. The primary suite features a tray ceiling that adds an elegant touch, along with plenty of space to unwind. You’ll also appreciate the updated light fixtures that bring a modern feel to every room. With its thoughtful updates and desirable location, this home is move-in ready and waiting for its next owner.

5. 2026-02-12
   price $199,000
6. 2026-01-20
   price $205,000
7. 2026-01-14
   price $211,500
8. 2025-12-14
   price $212,500
9. 2025-12-08
   price $214,500
10. 2025-12-02
    price $219,000

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $21,487
• − Mortgage interest: −$11,203
• − Property taxes: −$1,313
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,818
• Taxable loss: −$1,285
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $2,384/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

• City population: 205,729
• Population (ZIP): 22,444

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 (73%)
• Race & ethnicity: White 73% Black 19% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 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: ▼ -60.58%
• Current HPI: 217.5112
• 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

-8.7% since first listed

10 events — show timeline

• 2026-05-06 Relisted — GCMLS AL
• 2026-05-01 Delisted — GCMLS AL
• 2026-05-01 Listed $200,000 GCMLS AL
• 2026-04-21 Coming Soon $200,000 GCMLS AL
• 2026-02-12 Price Changed $199,000 Greater Alabama MLS
• 2026-01-20 Price Changed $205,000 Greater Alabama MLS
• 2026-01-14 Price Changed $211,500 Greater Alabama MLS
• 2025-12-14 Price Changed $212,500 Greater Alabama MLS
• 2025-12-08 Price Changed $214,500 Greater Alabama MLS
• 2025-12-02 Price Changed $219,000 Greater Alabama MLS

Property tax history

+2.5%/yr

Latest (2025): $1,313 · -4.4% YoY. Source: county tax records.