8451 Placid Dr · Mobile, AL 36695

$235,000

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 168 Days on market

Built 1980 0.40 ac lot Est $263k · 11% under $17/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).

• Cash flow +14.9/30.0
• ARV discount +12.2/15.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• 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

Character! Character! Character! Adorable 3 Bedroom and 2 Bath Home located in a Great West Mobile Location. This Gorgeous home is located on a Beautiful Lake, Perfect for enjoying your morning coffee. The Deck located off the back of the home overlooking the Lake is Brand New! This Open Floor Plan home boasts split brick floors, Hardwood floors , and vaulted ceilings in the living room with a Beautiful Gas Log Fireplace. The Kitchen has a Gas Oven/Range and Dishwasher. The Tile backsplash compliments the Marble look countertops. The Breakfast room and Separate Dining room join on either side of the Kitchen. The Dining Room has Custom Built-ins for displaying and storing dishes. There is a large Laundry room with tons of folding space and storage. The Master is large in size has a walk-in closet and has a Master on suite Bath with double vanity. This home has so much Character! It won't last long! Call to take a private tour today! Seller is related to Listing agent.

Key facts

• Lakefront
• Hardwood flooring
• Split brick flooring

Tags

• LAKEFRONT
• DECK OVERLOOKING WATER
• VAULTED CEILINGS
• SPLIT BRICK FLOORING
• HARDWOOD FLOORING
• GAS LOG FIREPLACE

Property features AI

Finance

• HOA & community: Annual association fee of $200

Exterior

• Parking: Driveway with space for 3 vehicles
• Utilities: Cable available; Natural gas available; Phone available; Water available; 220V electrical service; Septic tank
• Home design: Single-family residence; Residential property
• Construction: Brick on all sides; Other construction materials; Built in 1980; Slab foundation; Composition/shingle roof
• Exterior features: Lakefront view; No exterior special features listed; No fencing

Interior

• Kitchen: White cabinets; Laminate counters; Breakfast room; Dishwasher; Gas range; Microwave; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Brick flooring; Hardwood flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Beamed ceilings; Built-in bookcases; Cathedral ceilings; Gas-log fireplace in the family room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $68 ($811/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 $189k (19.5% below list).
• Recommended offer: $189k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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.
• Zoned schools: Baker High School (math 25% / reading 28%, grade F, #107 of 305 statewide, top 36%, 2,491 students, 42% FRL) — zoned schools average 42% FRL vs 67% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.4%/yr); 551 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; 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 168 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $30k (11%) 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,270 (19.5% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.81% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $262,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8451 Placid Dr	0.00mi	3/2.0	1,824 (0%)	1mo	$220,000	$121	99
8406 Champlain Cir	0.07mi	3/2.0	1,736 (-5%)	1mo	$247,900	$143	88
2575 Rosebud Dr	0.18mi	3/2.0	1,723 (-6%)	2mo	$263,000	$153	80
2520 Rosebud Dr	0.18mi	3/2.0	1,659 (-9%)	0mo	$239,000	$144	76
2261 Vulcan Ct	0.42mi	3/2.0	1,868 (+2%)	2mo	$260,000	$139	75
2271 Carrington Dr	0.42mi	4/2.5 (+1)	1,824 (0%)	3mo	$320,000	$175	71
8700 Irongate Way	0.63mi	3/2.0	1,752 (-4%)	2mo	$239,500	$137	63
2165 E Spring Grv	0.70mi	3/2.0	1,883 (+3%)	1mo	$279,000	$148	61
8750 Zeeland Dr	0.72mi	3/2.0	1,936 (+6%)	7mo	$278,500	$144	50
2285 Bobwhite Ct	0.69mi	3/2.0	1,630 (-11%)	1mo	$269,900	$166	50
8680 Dutchman Woods Dr	0.62mi	3/2.0	1,551 (-15%)	2mo	$205,000	$132	44
8569 Anvil Ct E	0.58mi	4/2.0 (+1)	2,090 (+15%)	6mo	$270,000	$129	39

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-39,413
• Equity at exit: $35,039

10-year hold

• IRR: -15.5%
• Equity multiple: 0.23×
• Total profit: $-50,586
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$98
• HOA: −$17
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $68

Break-even live

Break-even rent $1,807

Max offer price $235,000

Occupancy floor 91%

Sensitivity live

Price	-10% $201	-5% $134	+0% $68	+5% $1	+10% $-65
Rent	-10% $-82	-5% $-7	+0% $68	+5% $142	+10% $217
Rate	-1.0pp $186	-0.5pp $127	base $68	+0.5pp $7	+1.0pp $-55

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2719 Rosebud Dr Mobile, AL	3.0	2.0	1704	$1,950	$1.14	14d	1	0.35mi
8361 Jeptha Ct Mobile, AL	3.0	2.0	1600	$1,900	$1.19	44d	1	0.72mi
2346 Bobwhite Trl W Mobile, AL	3.0	2.0	1781	$1,650	$0.93	22d	1	0.73mi
2212 Summer Xing Mobile, AL	3.0	2.0	1327	$1,800	$1.36	44d	1	0.83mi
2147 Seasons Ct Mobile, AL	4.0	2.0	1600	$1,625	$1.02	44d	1	0.90mi
1718 Calgary Dr W Mobile, AL	4.0	2.0	1830	$2,200	$1.20	44d	1	1.11mi
2175 Schillinger Rd S Mobile, AL	1.0–3.0	1.0–2.0	1188	$1,790	$1.51	14d	11	1.32mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 13 events

1. 2026-05-22
   soldstatus $220,000 Closed
2. 2026-04-29
   status Pending
3. 2026-04-07
   status Active
4. 2026-01-12
   status Pending
5. 2025-11-24
   price $235,000
6. 2025-11-19
   price $255,600
7. 2025-09-04
   price $259,999
8. 2025-08-19
   listed $264,900 Active
9. 2023-06-05
   soldstatus $228,900
10. 2023-05-26
    soldstatus $228,900 Closed 982-char remark

    Show marketing remark (982 chars)

    Character! Character! Character! Adorable 3 Bedroom and 2 Bath Home located in a Great West Mobile Location. This Gorgeous home is located on a Beautiful Lake, Perfect for enjoying your morning coffee. The Deck located off the back of the home overlooking the Lake is Brand New! This Open Floor Plan home boasts split brick floors, Hardwood floors , and vaulted ceilings in the living room with a Beautiful Gas Log Fireplace. The Kitchen has a Gas Oven/Range and Dishwasher. The Tile backsplash compliments the Marble look countertops. The Breakfast room and Separate Dining room join on either side of the Kitchen. The Dining Room has Custom Built-ins for displaying and storing dishes. There is a large Laundry room with tons of folding space and storage. The Master is large in size has a walk-in closet and has a Master on suite Bath with double vanity. This home has so much Character! It won't last long! Call to take a private tour today! Seller is related to Listing agent.

11. 2023-04-26
    status Pending 982-char remark

    Show marketing remark (982 chars)

    Character! Character! Character! Adorable 3 Bedroom and 2 Bath Home located in a Great West Mobile Location. This Gorgeous home is located on a Beautiful Lake, Perfect for enjoying your morning coffee. The Deck located off the back of the home overlooking the Lake is Brand New! This Open Floor Plan home boasts split brick floors, Hardwood floors , and vaulted ceilings in the living room with a Beautiful Gas Log Fireplace. The Kitchen has a Gas Oven/Range and Dishwasher. The Tile backsplash compliments the Marble look countertops. The Breakfast room and Separate Dining room join on either side of the Kitchen. The Dining Room has Custom Built-ins for displaying and storing dishes. There is a large Laundry room with tons of folding space and storage. The Master is large in size has a walk-in closet and has a Master on suite Bath with double vanity. This home has so much Character! It won't last long! Call to take a private tour today! Seller is related to Listing agent.

12. 2023-04-24
    listed $224,900 Active 982-char remark

    Show marketing remark (982 chars)

    Character! Character! Character! Adorable 3 Bedroom and 2 Bath Home located in a Great West Mobile Location. This Gorgeous home is located on a Beautiful Lake, Perfect for enjoying your morning coffee. The Deck located off the back of the home overlooking the Lake is Brand New! This Open Floor Plan home boasts split brick floors, Hardwood floors , and vaulted ceilings in the living room with a Beautiful Gas Log Fireplace. The Kitchen has a Gas Oven/Range and Dishwasher. The Tile backsplash compliments the Marble look countertops. The Breakfast room and Separate Dining room join on either side of the Kitchen. The Dining Room has Custom Built-ins for displaying and storing dishes. There is a large Laundry room with tons of folding space and storage. The Master is large in size has a walk-in closet and has a Master on suite Bath with double vanity. This home has so much Character! It won't last long! Call to take a private tour today! Seller is related to Listing agent.

13. 2018-07-05
    soldstatus $150,500

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/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 ≥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: $22,712
• − Mortgage interest: −$13,164
• − Property taxes: −$964
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$204
• − Depreciation: −$6,836
• Taxable loss: −$3,265
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $1,595/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

+46.2% since first listed

13 events — show timeline

• 2026-05-22 Sold (MLS) $220,000 GCMLS AL
• 2026-04-29 Pending — GCMLS AL
• 2026-04-07 Relisted — GCMLS AL
• 2026-01-12 Pending — GCMLS AL
• 2025-11-24 Price Changed $235,000 GCMLS AL
• 2025-11-19 Price Changed $255,600 GCMLS AL
• 2025-09-04 Price Changed $259,999 GCMLS AL
• 2025-08-19 Listed $264,900 GCMLS AL
• 2023-06-05 Sold (Public Records) $228,900 Public Records
• 2023-05-26 Sold (MLS) $228,900 GCMLS AL
• 2023-04-26 Pending — GCMLS AL
• 2023-04-24 Listed $224,900 GCMLS AL
• 2018-07-05 Sold (Public Records) $150,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $964 · +2.1% YoY. Source: county tax records.