6760 KUSHLA MCLEOD Rd · Semmes, AL 36613

$89,900

3 bd · 1.0 ba · 1,896 sqft · SingleFamily public records · 56 Days on market

Built 1992 0.85 ac lot $47/sqft · 51% below area ↓ 57% since listing

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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

Spacious 3-bedroom, 1-bath home situated on a generous 0.85-acre lot in Eight Mile. With nearly 1,900 sq ft of living space, this home offers plenty of room to spread out and make it your own. The property features a solid layout with comfortable living areas and great natural potential. Key updates include an HVAC system replaced just 5 years ago, along with a functional water heater, plumbing, and electrical already in place giving you a strong starting point. Step outside and enjoy the large lot, offering privacy, space for outdoor activities, and endless possibilities for expansion or customization. Whether you’re looking for a primary residence or an investment opportunity, this property delivers space, flexibility, and long-term potential in a quiet setting. Buyer to verify all information during due diligence.

Key facts

• Plumbing
• Generous lot
• Large lot

Tags

• GENEROUS LOT
• HVAC SYSTEM
• FUNCTIONAL WATER HEATER
• PLUMBING
• ELECTRICAL
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: 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: 93 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.24%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $192,828
• List price: $89,900
• Delta: -53.38%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5560 Shenk Rd	0.56mi	3/2.0	1,961 (+3%)	10mo	$250,000	$127	56
6815 Kushla Mcleod Rd	0.08mi	3/2.0	1,624 (-14%)	18mo	$185,000	$114	53
6313 Kushla Oaks Dr	0.67mi	3/2.0	1,984 (+5%)	10mo	$125,000	$63	49
5660 Marshall Rd	0.43mi	3/2.0	2,172 (+15%)	5mo	$245,000	$113	48
5665 Ulysses Rd	0.47mi	3/2.0	1,650 (-13%)	12mo	$200,000	$121	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.08×
• Total profit: $27,196
• Equity at exit: $13,404

10-year hold

• IRR: 33.8%
• Equity multiple: 4.08×
• Total profit: $77,526
• Equity at exit: $7,773

Cash invested: $25,172 (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 36613

• Home prices YoY: -23.9%
• Active inventory: 93
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $655

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 54%

Sensitivity live

Price	-10% $717	-5% $686	+0% $655	+5% $624	+10% $593
Rent	-10% $528	-5% $592	+0% $655	+5% $719	+10% $783
Rate	-1.0pp $701	-0.5pp $678	base $655	+0.5pp $632	+1.0pp $608

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-03
   days on market $89,900 Active 56 DOM
2. 2026-06-02
   days on market $89,900 Active 55 DOM
3. 2026-06-01
   days on market $89,900 Active 54 DOM
4. 2026-05-31
   days on market $89,900 Active 53 DOM
5. 2026-05-30
   days on market $89,900 Active 52 DOM
6. 2026-05-12
   price $89,900 834-char remark

   Show marketing remark (834 chars)

   Spacious 3-bedroom, 1-bath home situated on a generous 0.85-acre lot in Eight Mile. With nearly 1,900 sq ft of living space, this home offers plenty of room to spread out and make it your own. The property features a solid layout with comfortable living areas and great natural potential. Key updates include an HVAC system replaced just 5 years ago, along with a functional water heater, plumbing, and electrical already in place giving you a strong starting point. Step outside and enjoy the large lot, offering privacy, space for outdoor activities, and endless possibilities for expansion or customization. Whether you’re looking for a primary residence or an investment opportunity, this property delivers space, flexibility, and long-term potential in a quiet setting. Buyer to verify all information during due diligence.

7. 2026-04-22
   price $99,900 834-char remark

   Show marketing remark (834 chars)

   Spacious 3-bedroom, 1-bath home situated on a generous 0.85-acre lot in Eight Mile. With nearly 1,900 sq ft of living space, this home offers plenty of room to spread out and make it your own. The property features a solid layout with comfortable living areas and great natural potential. Key updates include an HVAC system replaced just 5 years ago, along with a functional water heater, plumbing, and electrical already in place giving you a strong starting point. Step outside and enjoy the large lot, offering privacy, space for outdoor activities, and endless possibilities for expansion or customization. Whether you’re looking for a primary residence or an investment opportunity, this property delivers space, flexibility, and long-term potential in a quiet setting. Buyer to verify all information during due diligence.

8. 2026-04-21
   price $129,900 834-char remark

   Show marketing remark (834 chars)

   Spacious 3-bedroom, 1-bath home situated on a generous 0.85-acre lot in Eight Mile. With nearly 1,900 sq ft of living space, this home offers plenty of room to spread out and make it your own. The property features a solid layout with comfortable living areas and great natural potential. Key updates include an HVAC system replaced just 5 years ago, along with a functional water heater, plumbing, and electrical already in place giving you a strong starting point. Step outside and enjoy the large lot, offering privacy, space for outdoor activities, and endless possibilities for expansion or customization. Whether you’re looking for a primary residence or an investment opportunity, this property delivers space, flexibility, and long-term potential in a quiet setting. Buyer to verify all information during due diligence.

9. 2026-04-08
   listed $139,900 Active 834-char remark

   Show marketing remark (834 chars)

   Spacious 3-bedroom, 1-bath home situated on a generous 0.85-acre lot in Eight Mile. With nearly 1,900 sq ft of living space, this home offers plenty of room to spread out and make it your own. The property features a solid layout with comfortable living areas and great natural potential. Key updates include an HVAC system replaced just 5 years ago, along with a functional water heater, plumbing, and electrical already in place giving you a strong starting point. Step outside and enjoy the large lot, offering privacy, space for outdoor activities, and endless possibilities for expansion or customization. Whether you’re looking for a primary residence or an investment opportunity, this property delivers space, flexibility, and long-term potential in a quiet setting. Buyer to verify all information during due diligence.

10. 2011-08-25
    soldstatus $67,500
11. 2009-11-17
    soldstatus $209,000

ⓘ 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 · 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: $19,392
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$2,615
• Taxable income: $6,840
• Est. tax owed @ 24.0%: −$1,642
• After-tax cash flow: $6,222/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): 12,082

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: Majority Black (52%)
• Race & ethnicity: Black 52% White 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -65.49%
• Current HPI: 208.8677
• 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

-57.0% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $89,900 BCAR
• 2026-04-22 Price Changed $99,900 BCAR
• 2026-04-21 Price Changed $129,900 BCAR
• 2026-04-08 Listed $139,900 BCAR
• 2011-08-25 Sold (Public Records) $67,500 Public Records
• 2009-11-17 Sold (Public Records) $209,000 Public Records