3909 Brookmont Dr · Mobile, AL 36605

$59,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 78 Days on market

Built 1986 9,426 sqft lot $82/sqft · at area comps Est $58k · at est.

---

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 +6.6/15.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath home filled with opportunity and potential. Whether you’re a first-time buyer looking to make a place your own or an investor seeking to expand your rental portfolio, this property offers a great foundation to bring your vision to life. Conveniently located just minutes from shopping, dining, and easy interstate access, the home provides both comfort and accessibility. With a little creativity and personal touch, this property could truly shine. Don’t miss the chance to unlock the possibilities this home has to offer.

Key facts

• 9,426 sq ft lot
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $73 ($881/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: schools D-, 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.
• Market conditions: Rents rising fast (+8.3%/yr); 139 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 31% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.88% ✓
• Cap rate: 16.46%
• Cash-on-cash: 36.31%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

• ARV (median comp): $57,905
• List price: $59,000
• Delta: 1.89%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3920 Brookmont Dr	0.05mi	2/1.0	720 (0%)	22mo	$60,000	$83	80
3766 Alta Vista Dr E	0.71mi	2/1.0	806 (+12%)	4mo	$22,500	$28	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,226
• Equity at exit: $8,797

10-year hold

• IRR: 18.2%
• Equity multiple: 3.11×
• Total profit: $34,784
• Equity at exit: $5,101

Cash invested: $16,520 (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 36605

• Rents YoY: 8.3%
• Active inventory: 139
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $73

Break-even live

Break-even rent $1,015

Max offer price $59,000

Occupancy floor 88%

Sensitivity live

Price	-10% $107	-5% $90	+0% $73	+5% $57	+10% $40
Rent	-10% $-14	-5% $30	+0% $73	+5% $117	+10% $161
Rate	-1.0pp $103	-0.5pp $88	base $73	+0.5pp $58	+1.0pp $43

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3922 Wiggins Dr Mobile, AL	2.0	1.0	720	$1,000	$1.39	44d	1	0.09mi
2314 Gill Rd Mobile, AL	1.0	1.0	572	$675	$1.18	44d	1	1.04mi

Listing history 12 events

1. 2026-06-02
   days on market $59,000 Active 78 DOM
2. 2026-06-01
   days on market $59,000 Active 77 DOM
3. 2026-05-31
   days on market $59,000 Active 76 DOM
4. 2026-05-30
   days on market $59,000 Active 75 DOM
5. 2026-04-27
   price $59,000 578-char remark

   Show marketing remark (578 chars)

   Welcome to this charming 2-bedroom, 1-bath home filled with opportunity and potential. Whether you’re a first-time buyer looking to make a place your own or an investor seeking to expand your rental portfolio, this property offers a great foundation to bring your vision to life. Conveniently located just minutes from shopping, dining, and easy interstate access, the home provides both comfort and accessibility. With a little creativity and personal touch, this property could truly shine. Don’t miss the chance to unlock the possibilities this home has to offer.

6. 2026-03-16
   listed $64,900 Active 578-char remark

   Show marketing remark (578 chars)

   Welcome to this charming 2-bedroom, 1-bath home filled with opportunity and potential. Whether you’re a first-time buyer looking to make a place your own or an investor seeking to expand your rental portfolio, this property offers a great foundation to bring your vision to life. Conveniently located just minutes from shopping, dining, and easy interstate access, the home provides both comfort and accessibility. With a little creativity and personal touch, this property could truly shine. Don’t miss the chance to unlock the possibilities this home has to offer.

7. 2021-08-13
   soldstatus $43,000 234-char remark

   Show marketing remark (234 chars)

   This home would make an excellent home for someone on a budget, or for an investor looking for a low maintenance rental property.This home has shopping just minutes away and also easy interstate access. Call to schedule an appointment

8. 2021-07-29
   soldstatus $50,000
9. 2019-10-30
   soldstatus $80,000
10. 2019-10-10
    soldstatus $300,000
11. 2016-12-08
    soldstatus $60,000
12. 2013-07-09
    soldstatus $46,992

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $495 · $41/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 2/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,294
• − Mortgage interest: −$3,305
• − Property taxes: −$495
• − Insurance: −$5,414
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,716
• Taxable income: $237
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $824/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

• Census place: Mobile, AL
• County: Mobile County · 246,577 people
• City population: 205,729
• Metro: Mobile, AL
• Population (ZIP): 25,104
• Household income: $43,538
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1521.0

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 Black (67%)
• Race & ethnicity: Black 67% White 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% 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: ▼ -96.46%
• Current HPI: 125.9526
• Rent YoY: ▲ 8.26%
• 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

+25.6% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $59,000 GCMLS AL
• 2026-03-16 Listed $64,900 GCMLS AL
• 2021-08-13 Sold (MLS) $43,000 GCMLS AL
• 2021-07-29 Sold (Public Records) $50,000 Public Records
• 2019-10-30 Sold (Public Records) $80,000 Public Records
• 2019-10-10 Sold (Public Records) $300,000 Public Records
• 2016-12-08 Sold (Public Records) $60,000 Public Records
• 2013-07-09 Sold (Public Records) $46,992 Public Records

Property tax history

+3.6%/yr

Latest (2025): $495 · +4.6% YoY. Source: county tax records.