9330 Cain St · Bayou La Batre, AL 36523

$79,900

3 bd · 1.5 ba · 1,411 sqft · SingleFamily public records · 98 Days on market

Built 1952 0.69 ac lot $57/sqft · 40% below area Est $134k · 40% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

9330 Cain Street is priced to sell and offers a great opportunity for investors or buyers looking to complete a renovation. The home has been recently gutted, with major improvements already completed, including a newer roof and windows installed less than 3 years ago. The home has been converted into a three-bedroom, two-bath layout and sits on a solid foundation, leaving many possibilities to add your own finishing touches. The property sits on approximately 0.69 acres and is being sold together with the adjacent lot located at 9320 Cain Street (MLS #7733924) as part of a package deal, providing additional space and development potential. The previous owner planned to rent RV and camper spaces, and a waterline and power pole are already in place. Both properties are conveniently located within walking distance to Shell Belt Road, nearby waterfront areas, and surrounding commercial properties. A $30.5 million Bayou La Batre City Dock redevelopment project is currently underway nearby, adding future growth potential to the area. The city dock is a short walk or quick drive down Shell Belt Road. Buyer and buyer’s agent to verify all information deemed important.

Key facts

• Solid foundation
• Power pole in place
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• SOLID FOUNDATION
• WATERLINE IN PLACE
• POWER POLE IN PLACE
• WALKING DISTANCE TO WATERFRONT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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: 49 active listings in the ZIP; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $1k appreciation (1.6% local appreciation)).
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $80k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.22% ✓
• Cap rate: 19.50%
• Cash-on-cash: 47.17%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

• ARV (median comp): $133,951
• List price: $79,900
• Delta: -40.35%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

1.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.48×
• Total profit: $33,115
• Equity at exit: $29,943

10-year hold

• IRR: 30.0%
• Equity multiple: 4.81×
• Total profit: $85,248
• Equity at exit: $41,943

Cash invested: $22,372 (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 36523

• Home prices YoY: 0.8%
• Active inventory: 49
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$69 /mo · $834/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $453

Break-even live

Break-even rent $1,200

Max offer price $79,900

Occupancy floor 69%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $79,900 Active 98 DOM
2. 2026-06-17
   days on market $79,900 Active 97 DOM
3. 2026-06-16
   days on market $79,900 Active 96 DOM
4. 2026-06-15
   days on market $79,900 Active 95 DOM
5. 2026-06-14
   days on market $79,900 Active 93 DOM
6. 2026-06-13
   days on market $79,900 Active 92 DOM
7. 2026-06-10
   days on market $79,900 Active 90 DOM
8. 2026-06-09
   days on market $79,900 Active 89 DOM
9. 2026-06-08
   days on market $79,900 Active 88 DOM
10. 2026-06-07
    days on market $79,900 Active 87 DOM
11. 2026-06-05
    days on market $79,900 Active 84 DOM
12. 2026-06-03
    days on market $79,900 Active 83 DOM
13. 2026-06-02
    days on market $79,900 Active 82 DOM
14. 2026-06-01
    days on market $79,900 Active 81 DOM
15. 2026-05-31
    days on market $79,900 Active 80 DOM
16. 2026-05-30
    days on market $79,900 Active 79 DOM
17. 2026-05-07
    price $79,900 1191-char remark

    Show marketing remark (1191 chars)

    9330 Cain Street is priced to sell and offers a great opportunity for investors or buyers looking to complete a renovation. The home has been recently gutted, with major improvements already completed, including a newer roof and windows installed less than 3 years ago. The home has been converted into a three-bedroom, two-bath layout and sits on a solid foundation, leaving many possibilities to add your own finishing touches. The property sits on approximately 0.69 acres and is being sold together with the adjacent lot located at 9320 Cain Street (MLS #7733924) as part of a package deal, providing additional space and development potential. The previous owner planned to rent RV and camper spaces, and a waterline and power pole are already in place. Both properties are conveniently located within walking distance to Shell Belt Road, nearby waterfront areas, and surrounding commercial properties. A $30.5 million Bayou La Batre City Dock redevelopment project is currently underway nearby, adding future growth potential to the area. The city dock is a short walk or quick drive down Shell Belt Road. Buyer and buyer’s agent to verify all information deemed important.

18. 2026-03-31
    price $89,900 1191-char remark

    Show marketing remark (1191 chars)

    9330 Cain Street is priced to sell and offers a great opportunity for investors or buyers looking to complete a renovation. The home has been recently gutted, with major improvements already completed, including a newer roof and windows installed less than 3 years ago. The home has been converted into a three-bedroom, two-bath layout and sits on a solid foundation, leaving many possibilities to add your own finishing touches. The property sits on approximately 0.69 acres and is being sold together with the adjacent lot located at 9320 Cain Street (MLS #7733924) as part of a package deal, providing additional space and development potential. The previous owner planned to rent RV and camper spaces, and a waterline and power pole are already in place. Both properties are conveniently located within walking distance to Shell Belt Road, nearby waterfront areas, and surrounding commercial properties. A $30.5 million Bayou La Batre City Dock redevelopment project is currently underway nearby, adding future growth potential to the area. The city dock is a short walk or quick drive down Shell Belt Road. Buyer and buyer’s agent to verify all information deemed important.

19. 2026-03-12
    price $94,900 1191-char remark

    Show marketing remark (1191 chars)

    9330 Cain Street is priced to sell and offers a great opportunity for investors or buyers looking to complete a renovation. The home has been recently gutted, with major improvements already completed, including a newer roof and windows installed less than 3 years ago. The home has been converted into a three-bedroom, two-bath layout and sits on a solid foundation, leaving many possibilities to add your own finishing touches. The property sits on approximately 0.69 acres and is being sold together with the adjacent lot located at 9320 Cain Street (MLS #7733924) as part of a package deal, providing additional space and development potential. The previous owner planned to rent RV and camper spaces, and a waterline and power pole are already in place. Both properties are conveniently located within walking distance to Shell Belt Road, nearby waterfront areas, and surrounding commercial properties. A $30.5 million Bayou La Batre City Dock redevelopment project is currently underway nearby, adding future growth potential to the area. The city dock is a short walk or quick drive down Shell Belt Road. Buyer and buyer’s agent to verify all information deemed important.

20. 2026-03-12
    listed $94,000 Active 1191-char remark

    Show marketing remark (1191 chars)

    9330 Cain Street is priced to sell and offers a great opportunity for investors or buyers looking to complete a renovation. The home has been recently gutted, with major improvements already completed, including a newer roof and windows installed less than 3 years ago. The home has been converted into a three-bedroom, two-bath layout and sits on a solid foundation, leaving many possibilities to add your own finishing touches. The property sits on approximately 0.69 acres and is being sold together with the adjacent lot located at 9320 Cain Street (MLS #7733924) as part of a package deal, providing additional space and development potential. The previous owner planned to rent RV and camper spaces, and a waterline and power pole are already in place. Both properties are conveniently located within walking distance to Shell Belt Road, nearby waterfront areas, and surrounding commercial properties. A $30.5 million Bayou La Batre City Dock redevelopment project is currently underway nearby, adding future growth potential to the area. The city dock is a short walk or quick drive down Shell Belt Road. Buyer and buyer’s agent to verify all information deemed important.

21. 2021-05-28
    soldstatus $44,000 755-char remark

    Show marketing remark (755 chars)

    3 Bedroom 1.5 bath brick home on a slab located in Coden Alabama would be great for a local worker or family. This solid home is a certain flip opportunity or a great addition to any rental portfolio. The street is quiet and located just a mile from downtown Bayou La Batre. SHOWING BY APPOINTMENT ONLY. CALL FOR APPOINTMENT. See Agent Offer Package attached to listing prior to making an offer or contacting the Seller. All offers require submission of the attached Agent Offer Package. Sale is subject to prior sales. Seller has an equitable interest in the property. Member of seller entities is an Alabama Real Estate Licensee. WE DO NOT USE SHOWING APPLICATIONS. PLEASE REFER TO THE AGENT COMMENTS TO REQUEST A SHOWING.

ⓘ 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: $834 · $69/mo
• Projected year-2 tax: $834 · $69/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,284
• − Mortgage interest: −$4,476
• − Property taxes: −$834
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$2,324
• Taxable income: $4,727
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,300/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

• Census place: Bayou La Batre, AL
• City population: 1,462
• Population (ZIP): 2,650

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 4% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Portuguese 7% Lithuanian 6% Serbian 4%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 1.63%
• Current HPI: 213.61
• 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

+81.6% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $79,900 GCMLS AL
• 2026-03-31 Price Changed $89,900 GCMLS AL
• 2026-03-12 Price Changed $94,900 GCMLS AL
• 2026-03-12 Listed $94,000 GCMLS AL
• 2021-05-28 Sold (MLS) $44,000 GCMLS AL

Property tax history

+8.6%/yr

Latest (2025): $834 · +0.0% YoY. Source: county tax records.