1216 Edinburgh Ct · Mobile, AL 36609

$267,500

3 bd · 2.5 ba · 1,948 sqft · SingleFamily public records · 38 Days on market

Built 1983 0.30 ac lot $137/sqft · 16% below area Est $319k · 16% under

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Why this score? — see what drove the D 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).

• ARV discount +14.8/15.0
• Cash flow +10.8/30.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

A Find with a POOL!! Beautiful location in Regency on a quiet cul de sac. This home has been loved for years and does need some updating of the interior. The pool is a treasure - very, very private with open brick lined patio areas as well as a shaded deck for entertaining. The home has four very generous sized bedrooms and two and a half baths. There are two separate family areas as well as a game room off the master. and many more custom touches throughout.

Key facts

• Shaded deck
• Private
• Game room

Tags

• PRIVATE
• OPEN BRICK LINED PATIO
• SHADED DECK
• TWO SEPARATE FAMILY AREAS
• GAME ROOM

Property features AI

Finance

• HOA & community: Located in the Gleneagles subdivision

Exterior

• Parking: No dedicated parking
• Utilities: Water available; Public sewer; Electric service: other
• Home design: Single-family residence; Residential property
• Construction: Brick (four sides) construction; Shingle roof; Built in 1983; Slab foundation
• Exterior features: Back yard fencing; Other exterior features; Property has a view; In-ground fenced pool

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Fireplace in the family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (31.5% below list).
• Recommended offer: $183k (31.5% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Er Dickson Elementary School (math 12% / reading 40%, grade F, #409 of 627 statewide, top 65%, 1,038 students, 67% FRL); Denton Magnet School of Technology (math 26% / reading 69%, grade C-, #32 of 257 statewide, top 12%, 314 students, 94% FRL); Wp Davidson High School (math 36% / reading 41%, grade F, #37 of 305 statewide, top 12%, 1,535 students, 61% FRL).
• Market conditions: Rents rising (+3.1%/yr); 145 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 44% of the median local income ($50k/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 $2k of loan paydown is wiped out by about $8k 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 38 days — a 3% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $183,190 (31.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 5.73%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 12.2

CMA / ARV

• ARV (median comp): $319,279
• List price: $267,500
• Delta: -16.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Edinburgh Ct	0.05mi	3/2.5	2,072 (+6%)	8mo	$310,000	$150	80
1201 Edinburgh Ct	0.09mi	4/2.0 (+1)	1,847 (-5%)	4mo	$320,000	$173	76
1056 Cross Gates Pl	0.16mi	3/2.0	2,071 (+6%)	8mo	$285,000	$138	73
1459 Fern Valley Rd	0.36mi	4/2.0 (+1)	1,916 (-2%)	2mo	$258,000	$135	72
1106 Wildwood Ave	0.55mi	3/2.5	2,041 (+5%)	2mo	$275,500	$135	65
1500 Fern Valley Rd	0.41mi	3/2.0	1,863 (-4%)	10mo	$249,900	$134	63
6140 Louise Pl E	0.75mi	3/2.0	1,949 (+0%)	2mo	$319,900	$164	62
1052 Linlen Ave	0.48mi	3/2.0	1,741 (-11%)	1mo	$269,000	$155	57
407 Ridgecrest Ct	0.46mi	3/3.0	1,729 (-11%)	2mo	$200,000	$116	56
1054 Linlen Ave	0.48mi	3/2.0	1,778 (-9%)	7mo	$260,000	$146	56
955 Linlen Ave	0.55mi	3/2.0	1,732 (-11%)	4mo	$265,000	$153	50
309 Byron Ave W	0.62mi	4/2.0 (+1)	1,798 (-8%)	4mo	$158,000	$88	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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-51,290
• Equity at exit: $39,885

10-year hold

• IRR: -12.4%
• Equity multiple: 0.27×
• Total profit: $-54,921
• Equity at exit: $23,129

Cash invested: $74,900 (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 36609

• Rents YoY: 3.1%
• Active inventory: 145
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,403
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-125

Break-even live

Break-even rent $1,989

Max offer price $245,506

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-49	+0% $-125	+5% $-200	+10% $-276
Rent	-10% $-269	-5% $-197	+0% $-125	+5% $-52	+10% $20
Rate	-1.0pp $10	-0.5pp $-56	base $-125	+0.5pp $-194	+1.0pp $-264

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: $66,875
• Closing costs: $8,025
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	15d	2	0.36mi
1056 Linlen Ave Mobile, AL	3.0	3.0	1975	$2,300	$1.16	45d	1	0.46mi
424 Byron Ave E Mobile, AL	4.0	2.0	1917	$2,500	$1.30	23d	1	0.50mi
5155 Ridgedale Rd Mobile, AL	3.0	1.5	1263	$1,400	$1.11	15d	1	0.79mi
4306 Via Alta Dr Mobile, AL	3.0	2.0	1640	$1,600	$0.98	45d	1	0.81mi
1724 Rustic Wood Ct Mobile, AL	3.0	2.0	1607	$1,850	$1.15	45d	1	0.85mi
5901 Ole Mill Rd Mobile, AL	3.0	2.0	1600	$1,900	$1.19	45d	1	0.94mi
1601 Hillcrest Rd Mobile, AL	2.0	2.0	1250	$1,603	$1.28	15d	1	1.00mi
713 Raines Dr Mobile, AL	4.0	2.0	1600	$1,858	$1.16	15d	1	1.25mi
4077 Lancewood Dr S Mobile, AL	4.0	1.0	1283	$1,600	$1.25	45d	1	1.25mi
315 Bomar Pl Mobile, AL	3.0	2.0	1632	$1,850	$1.13	15d	1	1.30mi
6605 Chimney Top Dr S Mobile, AL	4.0	2.5	2400	$2,500	$1.04	23d	1	1.36mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $267,500 Pending 38 DOM
2. 2026-06-05
   days on market $267,500 Active 37 DOM
3. 2026-06-03
   days on market $267,500 Active 36 DOM
4. 2026-06-02
   days on market $267,500 Active 35 DOM
5. 2026-06-01
   days on market $267,500 Active 34 DOM
6. 2026-05-31
   days on market $267,500 Active 33 DOM
7. 2026-05-30
   days on market $267,500 Active 32 DOM
8. 2026-04-28
   listed $267,500 Active 468-char remark

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $1,097 · $91/mo
• Expected delta: +$407/yr (+$34/mo · 59.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,983
• − Mortgage interest: −$14,984
• − Property taxes: −$689
• − Insurance: −$1,338
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$7,782
• Taxable loss: −$6,327
• Est. tax savings @ 24.0%: +$1,519
• After-tax cash flow: $25/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): 23,820
• Household income: $49,830
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1379.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 44% White 42% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Vietnamese 2% Other Indo-European 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: ▼ -124.06%
• Current HPI: 200.0811
• Rent YoY: ▲ 3.07%
• 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

2 events — show timeline

• 2026-06-05 Pending — GCMLS AL
• 2026-04-28 Listed $267,500 GCMLS AL

Property tax history

-6.7%/yr

Latest (2017): $689 · -3.7% YoY. Source: county tax records.