9300 Agee Rd · Semmes, AL 36575

$49,900

3 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 12 Days on market

Built 1974 0.47 ac lot $50/sqft · 71% 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 +3.0/5.0
• 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

Back on market, pending release of sale! Immaculate kept & tastefully updated home located in Semmes! This home is all you need for simple living! Low maintenance brick home with hardwood floors throughout. You will love the open kitchen dining living concept enhancing this homes huge center island in the kitchen. The backyard is huge and fenced and offers outside storage & a shed. Located in the USDA area you can get 100% finamcing! Utilities are minimum & affordable! Possession 1 to 15 days

Key facts

• Storage shed
• Quiet neighborhood
• Good bones

Tags

• BRICK RANCH
• LARGE OPEN KITCHEN
• QUIET NEIGHBORHOOD
• STORAGE SHED
• GOOD BONES

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available (110 volts); Water available; Septic tank
• Home design: Single-family residence; Residential property; Built in 1974
• Construction: Brick (4 sides) and frame construction; Slab foundation; Composition/shingle roof
• Exterior features: Chain link fencing; Shed on property; View present

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: No flooring specified
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Open floor plan; Eat-in kitchen; No fireplaces
• Laundry & utility: No heating; No cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 30.2% vs local median 5.3% in Semmes — 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 60/100 on livability (#311 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Semmes Elementary School (math 37% / reading 63%, grade D+, #119 of 627 statewide, top 19%, 546 students, 51% FRL); Mary G Montgomery High School (math 13% / reading 18%, grade F, #211 of 305 statewide, top 69%, 1,965 students, 53% FRL) — zoned schools average 52% FRL vs 67% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 185 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $345 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.31% ✓
• Cap rate: 30.15%
• Cash-on-cash: 85.21%
• DSCR: 4.79
• GRM: 2.5

CMA / ARV

• ARV (median comp): $173,341
• List price: $49,900
• Delta: -71.21%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9051 Robley Ln	0.61mi	2/1.0 (-1)	925 (-8%)	3mo	$200,000	$216	50
5889 Lott Rd	0.50mi	3/1.0	1,100 (+10%)	12mo	$125,000	$114	48

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: 85.6%
• Equity multiple: 4.94×
• Total profit: $55,111
• Equity at exit: $7,440

10-year hold

• IRR: 88.8%
• Equity multiple: 10.26×
• Total profit: $129,377
• Equity at exit: $4,314

Cash invested: $13,972 (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: 185
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $992

Break-even live

Break-even rent $394

Max offer price $49,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,020	-5% $1,006	+0% $992	+5% $978	+10% $964
Rent	-10% $862	-5% $927	+0% $992	+5% $1,057	+10% $1,123
Rate	-1.0pp $1,017	-0.5pp $1,005	base $992	+0.5pp $979	+1.0pp $966

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9530 Fox Hunter Ct W Semmes, AL	3.0	2.0	1326	$1,650	$1.24	22d	1	0.59mi

Listing history 4 events

1. 2026-05-08
   listed $49,900 Active 599-char remark
2. 2019-10-14
   soldstatus $86,000 509-char remark

   Show marketing remark (509 chars)

   Back on market, pending release of sale! Immaculate kept & tastefully updated home located in Semmes! This home is all you need for simple living! Low maintenance brick home with hardwood floors throughout. You will love the open kitchen dining living concept enhancing this homes huge center island in the kitchen. The backyard is huge and fenced and offers outside storage & a shed. Located in the USDA area you can get 100% finamcing! Utilities are minimum & affordable! Possession 1 to 15 days

3. 2018-02-22
   soldstatus $74,400
4. 2008-07-30
   soldstatus $76,997

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $346 · $29/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°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: $19,800
• − Mortgage interest: −$2,795
• − Property taxes: −$346
• − Insurance: −$250
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$1,452
• Taxable income: $11,789
• Est. tax owed @ 24.0%: −$2,829
• After-tax cash flow: $9,077/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 — Semmes

• Score: 60/100
• State rank: #311
• US rank: #19360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-35.2% since first listed

5 events — show timeline

• 2026-05-20 Pending — GCMLS AL
• 2026-05-08 Listed $49,900 GCMLS AL
• 2019-10-14 Sold (MLS) $86,000 GCMLS AL
• 2018-02-22 Sold (Public Records) $74,400 Public Records
• 2008-07-30 Sold (Public Records) $76,997 Public Records

Property tax history

+5.7%/yr

Latest (2025): $346 · +2.0% YoY. Source: county tax records.