8356 Bennett Rd W · Grand Bay, AL 36541

$79,900

3 bd · 2.0 ba · 924 sqft · SingleFamily · 87 Days on market

Built 2022 1.00 ac lot $86/sqft · 48% below area Est $154k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.3/5.0
• 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

Don’t miss this affordable opportunity in a sought-after area! This 2022 single-wide home offers 3 bedrooms, 2 bathrooms, and sits on nearly a full acre of land. The home is in the process of being completed, giving you the chance to add your own finishing touches and make it your own. Priced under $100K—cash buyers only, as the property will not finance. Call your Realtor today to take a look and see what your imagination comes up with! ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER OR BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

Key facts

• 1 acre lot
• Built 2022
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.2% in Grand Bay — 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 66/100 on livability (#103 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute 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.
• Zoned schools: Pearl Haskew Elementary (math 22% / reading 47%, grade F, #296 of 627 statewide, top 49%, 502 students, 68% FRL); Grand Bay Middle School (math 8% / reading 38%, grade F, #176 of 257 statewide, top 70%, 794 students, 64% FRL); Alma Bryant High School (math 16% / reading 21%, grade F, #184 of 305 statewide, top 61%, 1,617 students, 61% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 135 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 $552 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 + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $80k implies a 699% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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. 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: 1.37% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.97%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (median comp): $153,686
• List price: $79,900
• Delta: -48.01%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 1.53×
• Total profit: $11,915
• Equity at exit: $11,913

10-year hold

• IRR: 22.2%
• Equity multiple: 2.89×
• Total profit: $42,301
• Equity at exit: $6,908

Cash invested: $22,372 (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 36541

• Home prices YoY: -21.0%
• Active inventory: 135
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $391

Break-even live

Break-even rent $600

Max offer price $79,900

Occupancy floor 59%

Sensitivity live

Price	-10% $436	-5% $413	+0% $391	+5% $368	+10% $346
Rent	-10% $304	-5% $348	+0% $391	+5% $434	+10% $477
Rate	-1.0pp $431	-0.5pp $411	base $391	+0.5pp $370	+1.0pp $349

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-23
   days on market $79,900 Active 87 DOM
2. 2026-06-21
   days on market $79,900 Active 86 DOM
3. 2026-06-18
   days on market $79,900 Active 83 DOM
4. 2026-06-17
   days on market $79,900 Active 82 DOM
5. 2026-06-16
   days on market $79,900 Active 81 DOM
6. 2026-06-15
   days on market $79,900 Active 80 DOM
7. 2026-06-14
   days on market $79,900 Active 78 DOM
8. 2026-06-13
   pricedays on market $79,900 Active 77 DOM
9. 2026-06-10
   days on market $84,900 Active 75 DOM
10. 2026-06-09
    days on market $84,900 Active 74 DOM
11. 2026-06-08
    days on market $84,900 Active 73 DOM
12. 2026-06-07
    days on market $84,900 Active 72 DOM
13. 2026-06-05
    days on market $84,900 Active 69 DOM
14. 2026-06-03
    days on market $84,900 Active 68 DOM
15. 2026-06-02
    pricedays on market $84,900 Active 67 DOM
16. 2026-06-01
    days on market $99,900 Active 66 DOM
17. 2026-05-31
    days on market $99,900 Active 65 DOM
18. 2026-05-30
    days on market $99,900 Active 64 DOM
19. 2026-03-27
    listed $99,900 Active 573-char remark

    Show marketing remark (573 chars)

    Don’t miss this affordable opportunity in a sought-after area! This 2022 single-wide home offers 3 bedrooms, 2 bathrooms, and sits on nearly a full acre of land. The home is in the process of being completed, giving you the chance to add your own finishing touches and make it your own. Priced under $100K—cash buyers only, as the property will not finance. Call your Realtor today to take a look and see what your imagination comes up with! ALL INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER OR BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

20. 2021-04-27
    soldstatus $10,000 122-char remark

    Show marketing remark (122 chars)

    Very nice flat lot ready for your new Manufactured home in an established neighborhood. Call your favorite Realtor today!

ⓘ 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: $256 · $21/mo
• Projected year-2 tax: $328 · $27/mo
• Expected delta: +$72/yr (+$6/mo · 28.0%)

ⓘ 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 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $13,131
• − Mortgage interest: −$4,476
• − Property taxes: −$256
• − Insurance: −$400
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,324
• Taxable income: $3,575
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,832/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 — Grand Bay

• Score: 66/100
• State rank: #103
• US rank: #11625

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,353
• Population (ZIP): 16,353

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 (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 2% Iranian 2%
• 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: ▼ -55.38%
• Current HPI: 208.4722
• 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

+899.0% since first listed

2 events — show timeline

• 2026-03-27 Listed $99,900 GCMLS AL
• 2021-04-27 Sold (MLS) $10,000 GCMLS AL

Property tax history

+3.2%/yr

Latest (2025): $256 · +0.0% YoY. Source: county tax records.