407 Seabreeze Rd E · Mobile, AL 36609

$115,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 22 Days on market

Built 1967 8,062 sqft lot Est $140k · 18% under

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to add to your rental portfolio! or have a little sweat equity in your new home. Just a little updating and this one will be move in ready. Needs appliances. Convenient location.

Key facts

• 8,062 sq ft lot
• Parking
• Built 1967

Property features AI

Finance

• Other: Property has a view; Not a land lease property

Exterior

• Parking: Carport (1 space)
• Utilities: Electricity available; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding construction; Shingle roof; Built in 1967; Slab foundation
• Exterior features: Rear stairs; Back yard fencing

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 0 half bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; No fireplace; Dining area with unspecified features; Kitchen with unspecified features; No basement
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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: Elizabeth Fonde Elementary School (math 6% / reading 26%, grade F, #502 of 627 statewide, top 80%, 725 students, 87% 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); 144 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 32% 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 $795 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 + 3.1% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4057 Gaylark Rd N	0.23mi	3/1.0	1,080 (0%)	2mo	$140,000	$130	88
502 Meadow Wood Curv E	0.17mi	3/1.0	1,080 (0%)	6mo	$139,000	$129	87
4017 Meadow Wood Curv	0.24mi	3/1.0	1,080 (0%)	3mo	$139,900	$130	87
4001 Sunnyvale Ln S	0.26mi	3/1.0	1,080 (0%)	3mo	$117,000	$108	85
500 Castile Dr	0.40mi	3/1.0	1,137 (+5%)	3mo	$35,000	$31	70
4061 Sallie Ct	0.41mi	3/1.0	1,014 (-6%)	2mo	$138,500	$137	69
618 Wesley Ln E	0.45mi	3/1.0	1,045 (-3%)	6mo	$135,000	$129	69
4129 Springdale Rd	0.44mi	2/1.0 (-1)	1,044 (-3%)	1mo	$139,000	$133	68
552 Tamworth Ct	0.56mi	3/1.0	1,135 (+5%)	3mo	$159,500	$141	63
407 Laborde Dr	0.40mi	3/2.0	1,225 (+13%)	2mo	$184,000	$150	54
705 Littledale Rd	0.62mi	3/2.0	1,189 (+10%)	1mo	$160,000	$135	49
4156 Palmdale Dr	0.66mi	3/1.0	984 (-9%)	6mo	$120,000	$122	49

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,101
• Equity at exit: $17,147

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $28,703
• Equity at exit: $9,943

Cash invested: $32,200 (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: 144
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$603
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $325

Break-even live

Break-even rent $900

Max offer price $115,000

Occupancy floor 70%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4057 Gaylark Rd N Mobile, AL	3.0	1.0	1080	$1,275	$1.18	21d	1	0.27mi
4118 Seabreeze Rd N Mobile, AL	3.0	1.0	1088	$1,100	$1.01	44d	1	0.39mi
900 Downtowner Blvd Mobile, AL	1.0–3.0	1.0–2.5	1029	$1,449	$1.41	13d	32	0.52mi
506 Seville Dr Mobile, AL	3.0	1.5	1200	$1,350	$1.12	13d	1	0.54mi
5155 Ridgedale Rd Mobile, AL	3.0	1.5	1263	$1,400	$1.11	13d	1	0.55mi
651 Azalea Rd Mobile, AL	2.0–3.0	1.0–1.5	890	$1,232	$1.38	44d	1	0.55mi
550 Tamworth Ct Mobile, AL	3.0	1.0	1000	$1,295	$1.29	44d	1	0.58mi
552 Tamworth Ct Mobile, AL	3.0	1.0	1100	$1,450	$1.32	44d	1	0.59mi
3800 Michael Blvd Mobile, AL	1.0–2.0	1.0–2.0	854	$942	$1.10	13d	15	0.64mi
4161 Rebecca Rd Mobile, AL	3.0	1.0	1214	$1,500	$1.24	13d	1	0.66mi
654 Ynestra Dr Mobile, AL	3.0	1.5	1134	$1,300	$1.15	13d	1	0.71mi
4077 Lancewood Dr S Mobile, AL	4.0	1.0	1283	$1,600	$1.25	44d	1	0.72mi
833 S University Blvd Mobile, AL	1.0–2.0	1.0–2.0	855	$1,190	$1.39	13d	12	0.73mi
561 Village Green Dr E Mobile, AL	2.0	1.0	880	$1,000	$1.14	13d	4	0.77mi
4213 Malibar Dr Mobile, AL	3.0	1.0	1100	$1,458	$1.33	21d	1	0.84mi
4242 Marmora Dr Mobile, AL	3.0	1.5	1053	$1,500	$1.42	44d	1	0.93mi
3993 Cottage Hill Rd Mobile, AL	2.0	1.5	1150	$895	$0.78	44d	1	0.96mi
701 S University Blvd Mobile, AL	2.0	1.0	692	$1,093	$1.58	21d	10	0.98mi
3600 Michael Blvd Mobile, AL	2.0	1.5	750	$949	$1.27	13d	3	1.02mi
1030 Montlimar Dr Mobile, AL	1.0–3.0	1.0–2.0	997	$1,509	$1.51	13d	17	1.09mi
3920 Berwyn Dr S Mobile, AL	1.0–3.0	1.0–2.0	1427	$1,700	$1.19	13d	34	1.16mi
3661 Airport Blvd Mobile, AL	1.0–3.0	1.0–2.5	1187	$1,621	$1.37	13d	24	1.34mi

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 22 DOM
2. 2026-06-17
   days on market $115,000 Active 21 DOM
3. 2026-06-16
   days on market $115,000 Active 20 DOM
4. 2026-06-15
   days on market $115,000 Active 19 DOM
5. 2026-06-14
   days on market $115,000 Active 17 DOM
6. 2026-06-13
   days on market $115,000 Active 16 DOM
7. 2026-06-10
   days on market $115,000 Active 14 DOM
8. 2026-06-09
   days on market $115,000 Active 13 DOM
9. 2026-06-09
   price $115,000 Active 12 DOM
10. 2026-06-08
    days on market $125,000 Active 12 DOM
11. 2026-06-07
    days on market $125,000 Active 11 DOM
12. 2026-06-05
    days on market $125,000 Active 8 DOM
13. 2026-06-03
    days on market $125,000 Active 7 DOM
14. 2026-06-02
    days on market $125,000 Active 6 DOM
15. 2026-06-01
    days on market $125,000 Active 5 DOM
16. 2026-05-31
    days on market $125,000 Active 4 DOM
17. 2026-05-30
    days on market $125,000 Active 3 DOM
18. 2026-05-27
    listed $125,000 Active

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $719 · $60/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 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: $15,729
• − Mortgage interest: −$6,442
• − Property taxes: −$719
• − Insurance: −$575
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,345
• Taxable income: $2,132
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $3,384/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

1 event — show timeline

• 2026-05-27 Listed $125,000 GCMLS AL

Property tax history

+2.3%/yr

Latest (2025): $719 · +6.2% YoY. Source: county tax records.