9671 Countryview Dr S · Semmes, AL 36587

$169,000

2 bd · 2.0 ba · 1,357 sqft · Other · 61 Days on market

Built 2022 1.63 ac lot $125/sqft · 30% below area Est $242k · 30% under ↓ 15% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• 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

Two Homes on 1.6 Acres with Workshop – Endless Possibilities! Rare opportunity to own a versatile property featuring TWO separate residences situated on approximately 1.6 acres! The main home offers 2 bedrooms and 2 bathrooms, while the second dwelling—ideal for extended family or guest space—features 3 bedrooms and 1 bathroom. Both homes have been remodeled and offer durable tile flooring throughout, providing a clean, updated feel. The property is surrounded by mature trees, offering privacy and plenty of outdoor space to enjoy. In addition to the two homes, the property includes a 20-foot building with double roll-up doors—perfect for storage, a workshop, or hobby space. With multiple living areas, acreage, and additional structures, this property offers flexibility that’s hard to find. Buyer to verify all information during due diligence.

Key facts

• Remodeled
• 1.6 acres
• Tile flooring

Tags

• 1.6 ACRES
• WORKSHOP
• TWO SEPARATE RESIDENCES
• REMODELED
• TILE FLOORING
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/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 $167k (1.5% below list).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools D-, crime F, amenities 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: 84 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 $5k 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 61 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $104k; list at $169k implies a 62% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.99% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (median comp): $242,417
• List price: $169,000
• Delta: -30.29%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-9,949
• Equity at exit: $25,198

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $13,642
• Equity at exit: $14,612

Cash invested: $47,320 (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 36587

• Home prices YoY: -8.0%
• Active inventory: 84
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $275

Break-even live

Break-even rent $1,318

Max offer price $169,000

Occupancy floor 79%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $169,000 Active 61 DOM
2. 2026-06-17
   days on market $169,000 Active 60 DOM
3. 2026-06-16
   days on market $169,000 Active 59 DOM
4. 2026-06-15
   days on market $169,000 Active 58 DOM
5. 2026-06-14
   days on market $169,000 Active 56 DOM
6. 2026-06-13
   days on market $169,000 Active 55 DOM
7. 2026-06-10
   days on market $169,000 Active 53 DOM
8. 2026-06-09
   days on market $169,000 Active 52 DOM
9. 2026-06-08
   days on market $169,000 Active 51 DOM
10. 2026-06-07
    pricedays on market $169,000 Active 50 DOM
11. 2026-06-05
    days on market $179,000 Active 47 DOM
12. 2026-06-03
    days on market $179,000 Active 46 DOM
13. 2026-06-02
    days on market $179,000 Active 45 DOM
14. 2026-06-01
    days on market $179,000 Active 44 DOM
15. 2026-05-31
    days on market $179,000 Active 43 DOM
16. 2026-05-30
    days on market $179,000 Active 42 DOM
17. 2026-04-19
    listed $179,000 Active 897-char remark

    Show marketing remark (897 chars)

    Two Homes on 1.6 Acres with Workshop – Endless Possibilities! Rare opportunity to own a versatile property featuring TWO separate residences situated on approximately 1.6 acres! The main home offers 2 bedrooms and 2 bathrooms, while the second dwelling—ideal for extended family or guest space—features 3 bedrooms and 1 bathroom. Both homes have been remodeled and offer durable tile flooring throughout, providing a clean, updated feel. The property is surrounded by mature trees, offering privacy and plenty of outdoor space to enjoy. In addition to the two homes, the property includes a 20-foot building with double roll-up doors—perfect for storage, a workshop, or hobby space. With multiple living areas, acreage, and additional structures, this property offers flexibility that’s hard to find. Buyer to verify all information during due diligence.

18. 2025-12-02
    price $179,000
19. 2025-11-05
    soldstatus $104,400
20. 2025-10-07
    price $199,000
21. 2025-08-08
    price $210,000

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,013 · $84/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 ≥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: $19,985
• − Mortgage interest: −$9,467
• − Property taxes: −$1,013
• − Insurance: −$845
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$4,916
• Taxable income: $546
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $3,164/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): 12,039

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 7% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -24.70%
• Current HPI: 282.5522
• 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

-14.8% since first listed

5 events — show timeline

• 2026-04-19 Listed $179,000 GCMLS AL
• 2025-12-02 Price Changed $179,000 GCMLS AL
• 2025-11-05 Sold (Public Records) $104,400 Public Records
• 2025-10-07 Price Changed $199,000 GCMLS AL
• 2025-08-08 Price Changed $210,000 GCMLS AL

Property tax history

+5.7%/yr

Latest (2025): $1,013 · +28.7% YoY. Source: county tax records.