9828 Boxwood Dr N · Semmes, AL 36575

$104,900

3 bd · 2.0 ba · 1,792 sqft · Other · 318 Days on market

Built 2018 0.53 ac lot $59/sqft · 56% below area

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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

This beautifully renovated home offers the perfect blend of comfort, space, and value. Priced under $115K, this 28x64 doublewide sits on a spacious .52-acre lot and is move-in ready! Featuring 3 bedrooms and 2 full bathrooms, this home has brand new carpet and vinyl flooring throughout, giving it a fresh and modern feel. The kitchen includes a new stove, dishwasher, and refrigerator that convey with the property, and there's a convenient separate laundry room with exterior access located just off the kitchen. The lawn has been taken care of with a big beautiful acre of fresh cut grass! Located in the heart of Semmes, this home is ideal for anyone looking for affordable living without sacrificing space or quality. Back on the market at NO FAULT OF THE SELLER! ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER OR BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

Key facts

• Vinyl flooring
• Spacious lot
• Brand new carpet

Tags

• SPACIOUS LOT
• BRAND NEW CARPET
• VINYL FLOORING
• SEPARATE LAUNDRY ROOM
• KITCHEN INCLUDES STOVE
• KITCHEN INCLUDES REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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); Semmes Middle School (math 8% / reading 35%, grade F, #185 of 257 statewide, top 73%, 1,318 students, 68% FRL); Mary G Montgomery High School (math 13% / reading 18%, grade F, #211 of 305 statewide, top 69%, 1,965 students, 53% FRL).
• Market conditions: 185 active listings in the ZIP; 2 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 $725 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $105k implies a 499% 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; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.69% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.58%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $238,359
• List price: $104,900
• Delta: -55.99%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $26,025
• Equity at exit: $15,641

10-year hold

• IRR: 29.8%
• Equity multiple: 3.66×
• Total profit: $78,136
• Equity at exit: $9,070

Cash invested: $29,372 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $675

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 57%

Sensitivity live

Price	-10% $748	-5% $711	+0% $675	+5% $639	+10% $603
Rent	-10% $535	-5% $605	+0% $675	+5% $745	+10% $815
Rate	-1.0pp $728	-0.5pp $702	base $675	+0.5pp $648	+1.0pp $620

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.12mi
6208 Marlin Dr Eight Mile, AL	3.0	2.0	1595	$1,895	$1.19	45d	1	1.35mi

Listing history 28 events

1. 2026-06-22
   days on market $104,900 Active 318 DOM
2. 2026-06-18
   days on market $104,900 Active 315 DOM
3. 2026-06-17
   days on market $104,900 Active 314 DOM
4. 2026-06-16
   days on market $104,900 Active 313 DOM
5. 2026-06-15
   days on market $104,900 Active 312 DOM
6. 2026-06-14
   days on market $104,900 Active 310 DOM
7. 2026-06-13
   days on market $104,900 Active 309 DOM
8. 2026-06-10
   days on market $104,900 Active 307 DOM
9. 2026-06-09
   days on market $104,900 Active 306 DOM
10. 2026-06-08
    days on market $104,900 Active 305 DOM
11. 2026-06-07
    days on market $104,900 Active 304 DOM
12. 2026-06-05
    days on market $104,900 Active 301 DOM
13. 2026-06-03
    days on market $104,900 Active 300 DOM
14. 2026-06-02
    days on market $104,900 Active 299 DOM
15. 2026-06-01
    days on market $104,900 Active 298 DOM
16. 2026-05-31
    days on market $104,900 Active 297 DOM
17. 2026-05-30
    days on market $104,900 Active 296 DOM
18. 2026-05-15
    status Active 897-char remark

    Show marketing remark (897 chars)

    This beautifully renovated home offers the perfect blend of comfort, space, and value. Priced under $115K, this 28x64 doublewide sits on a spacious .52-acre lot and is move-in ready! Featuring 3 bedrooms and 2 full bathrooms, this home has brand new carpet and vinyl flooring throughout, giving it a fresh and modern feel. The kitchen includes a new stove, dishwasher, and refrigerator that convey with the property, and there's a convenient separate laundry room with exterior access located just off the kitchen. The lawn has been taken care of with a big beautiful acre of fresh cut grass! Located in the heart of Semmes, this home is ideal for anyone looking for affordable living without sacrificing space or quality. Back on the market at NO FAULT OF THE SELLER! ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER OR BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

19. 2026-05-01
    status Pending 897-char remark

    Show marketing remark (897 chars)

    This beautifully renovated home offers the perfect blend of comfort, space, and value. Priced under $115K, this 28x64 doublewide sits on a spacious .52-acre lot and is move-in ready! Featuring 3 bedrooms and 2 full bathrooms, this home has brand new carpet and vinyl flooring throughout, giving it a fresh and modern feel. The kitchen includes a new stove, dishwasher, and refrigerator that convey with the property, and there's a convenient separate laundry room with exterior access located just off the kitchen. The lawn has been taken care of with a big beautiful acre of fresh cut grass! Located in the heart of Semmes, this home is ideal for anyone looking for affordable living without sacrificing space or quality. Back on the market at NO FAULT OF THE SELLER! ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER OR BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

20. 2026-03-21
    price $114,900 897-char remark

    Show marketing remark (897 chars)

    This beautifully renovated home offers the perfect blend of comfort, space, and value. Priced under $115K, this 28x64 doublewide sits on a spacious .52-acre lot and is move-in ready! Featuring 3 bedrooms and 2 full bathrooms, this home has brand new carpet and vinyl flooring throughout, giving it a fresh and modern feel. The kitchen includes a new stove, dishwasher, and refrigerator that convey with the property, and there's a convenient separate laundry room with exterior access located just off the kitchen. The lawn has been taken care of with a big beautiful acre of fresh cut grass! Located in the heart of Semmes, this home is ideal for anyone looking for affordable living without sacrificing space or quality. Back on the market at NO FAULT OF THE SELLER! ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER OR BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

21. 2026-02-16
    price $119,900 897-char remark

    Show marketing remark (897 chars)

    This beautifully renovated home offers the perfect blend of comfort, space, and value. Priced under $115K, this 28x64 doublewide sits on a spacious .52-acre lot and is move-in ready! Featuring 3 bedrooms and 2 full bathrooms, this home has brand new carpet and vinyl flooring throughout, giving it a fresh and modern feel. The kitchen includes a new stove, dishwasher, and refrigerator that convey with the property, and there's a convenient separate laundry room with exterior access located just off the kitchen. The lawn has been taken care of with a big beautiful acre of fresh cut grass! Located in the heart of Semmes, this home is ideal for anyone looking for affordable living without sacrificing space or quality. Back on the market at NO FAULT OF THE SELLER! ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER OR BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

22. 2026-02-16
    price $114,900 897-char remark

    Show marketing remark (897 chars)

    This beautifully renovated home offers the perfect blend of comfort, space, and value. Priced under $115K, this 28x64 doublewide sits on a spacious .52-acre lot and is move-in ready! Featuring 3 bedrooms and 2 full bathrooms, this home has brand new carpet and vinyl flooring throughout, giving it a fresh and modern feel. The kitchen includes a new stove, dishwasher, and refrigerator that convey with the property, and there's a convenient separate laundry room with exterior access located just off the kitchen. The lawn has been taken care of with a big beautiful acre of fresh cut grass! Located in the heart of Semmes, this home is ideal for anyone looking for affordable living without sacrificing space or quality. Back on the market at NO FAULT OF THE SELLER! ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER OR BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

23. 2026-01-17
    price $129,900 897-char remark

    Show marketing remark (897 chars)

    This beautifully renovated home offers the perfect blend of comfort, space, and value. Priced under $115K, this 28x64 doublewide sits on a spacious .52-acre lot and is move-in ready! Featuring 3 bedrooms and 2 full bathrooms, this home has brand new carpet and vinyl flooring throughout, giving it a fresh and modern feel. The kitchen includes a new stove, dishwasher, and refrigerator that convey with the property, and there's a convenient separate laundry room with exterior access located just off the kitchen. The lawn has been taken care of with a big beautiful acre of fresh cut grass! Located in the heart of Semmes, this home is ideal for anyone looking for affordable living without sacrificing space or quality. Back on the market at NO FAULT OF THE SELLER! ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER OR BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

24. 2025-07-25
    listed $134,900 Active 897-char remark

    Show marketing remark (897 chars)

    This beautifully renovated home offers the perfect blend of comfort, space, and value. Priced under $115K, this 28x64 doublewide sits on a spacious .52-acre lot and is move-in ready! Featuring 3 bedrooms and 2 full bathrooms, this home has brand new carpet and vinyl flooring throughout, giving it a fresh and modern feel. The kitchen includes a new stove, dishwasher, and refrigerator that convey with the property, and there's a convenient separate laundry room with exterior access located just off the kitchen. The lawn has been taken care of with a big beautiful acre of fresh cut grass! Located in the heart of Semmes, this home is ideal for anyone looking for affordable living without sacrificing space or quality. Back on the market at NO FAULT OF THE SELLER! ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER OR BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

25. 2025-01-29
    soldstatus $17,500 Closed 125-char remark

    Show marketing remark (125 chars)

    Estate Sale . Offers must be approved by Probate Court . Mobile Home lot with electricity , septic, water hookups in place.

26. 2024-11-22
    status Pending 125-char remark

    Show marketing remark (125 chars)

    Estate Sale . Offers must be approved by Probate Court . Mobile Home lot with electricity , septic, water hookups in place.

27. 2024-10-04
    listed $19,900 Active 125-char remark

    Show marketing remark (125 chars)

    Estate Sale . Offers must be approved by Probate Court . Mobile Home lot with electricity , septic, water hookups in place.

28. 2009-03-23
    soldstatus $34,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $21,266
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$3,052
• Taxable income: $6,838
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $6,460/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

+235.0% since first listed

11 events — show timeline

• 2026-05-15 Relisted — GCMLS AL
• 2026-05-01 Pending — GCMLS AL
• 2026-03-21 Price Changed $114,900 GCMLS AL
• 2026-02-16 Price Changed $119,900 GCMLS AL
• 2026-02-16 Price Changed $114,900 GCMLS AL
• 2026-01-17 Price Changed $129,900 GCMLS AL
• 2025-07-25 Listed $134,900 GCMLS AL
• 2025-01-29 Sold (MLS) $17,500 GCMLS AL
• 2024-11-22 Pending — GCMLS AL
• 2024-10-04 Listed $19,900 GCMLS AL
• 2009-03-23 Sold (Public Records) $34,300 Public Records

Property tax history

-3.9%/yr

Latest (2025): $87 · +0.0% YoY. Source: county tax records.