2190 Seasons Ct · Mobile, AL 36695

$212,500

3 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 41 Days on market

Built 2009 4,791 sqft lot $153/sqft · at area comps Est $210k · at est. $15/mo HOA · 1% of rent

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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).

• Cash flow +14.9/30.0
• ARV discount +6.9/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready, this low-maintenance vinyl-sided home in popular West Mobile offers an open floor plan with soaring ceilings that create a bright and spacious feel throughout. The living room features a cozy gas fireplace, adding warmth and character to the main living space. The kitchen opens directly into the living room and features well-kept black appliances, including a refrigerator, along with a convenient island bar that’s perfect for entertaining, cooking, or enjoying your favorite shows while spending time with family and guests. The bedrooms are all generously sized, providing comfortable space for everyone. The master bathroom features an oversized soaking tub with a shower, creating the perfect place to unwind after a long day. Major updates include a completely replaced roof in 2021 with architectural shingles and a new HVAC system installed in 2025. Conveniently located near shopping, dining, and everyday amenities, this home combines comfort, practicality, and value. Schedule your showing today! Buyer to verify all information during due diligence.

Key facts

• Open floor plan
• Gas fireplace
• Island bar

Tags

• OPEN FLOOR PLAN
• GAS FIREPLACE
• ISLAND BAR
• OVERSIZED SOAKING TUB
• REPLACED ROOF
• NEW HVAC SYSTEM

Property features AI

Finance

• HOA & community: Annual association fee of $180 covering grounds maintenance and common area taxes; No transfer fee

Exterior

• Parking: Attached 2-car garage (approx. 10 x 26)
• Utilities: Electric service: Alabama Power; Public water and sewer (no waterfront)
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof; Slab foundation; Resale property
• Exterior features: Partial fencing; Patio

Interior

• Kitchen: Electric range; Refrigerator; Eat-in layout
• Bedrooms: Primary bedroom on main/1st floor with attached bath (approx. 15 x 11); Second bedroom (approx. 7 x 11); Third bedroom (approx. 13 x 11)
• Flooring: Carpet
• Bathrooms: Two full bathrooms; Primary bathroom with double vanity and tub/shower combo
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Eat-in kitchen; High ceilings; Split bedroom floor plan; Gas log fireplace in family room (1 fireplace); Unfurnished
• Laundry & utility: Laundry located on main level, inside (utility approx. 6 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $62 ($742/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (15.2% below list).
• Recommended offer: $180k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Dawes Intermediate School (math 38% / reading 70%, grade C, #96 of 627 statewide, top 16%, 584 students, 30% FRL); Bernice J Causey Middle School (math 17% / reading 51%, grade F, #98 of 257 statewide, top 38%, 1,418 students, 53% FRL); Baker High School (math 25% / reading 28%, grade F, #107 of 305 statewide, top 36%, 2,491 students, 42% FRL) — zoned schools average 41% FRL vs 67% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.4%/yr); 557 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 41 days — a 3% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,162 (15.2% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (median comp): $209,811
• List price: $212,500
• Delta: 1.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8998 Spring Grv S	0.08mi	3/2.0	1,347 (-3%)	9mo	$215,000	$160	84
2161 W Spring Grove Dr	0.03mi	3/2.0	1,316 (-5%)	12mo	$206,195	$157	80
8956 Spring Grv	0.12mi	3/2.0	1,324 (-5%)	12mo	$195,000	$147	77
8901 Fall Ct	0.12mi	3/2.0	1,309 (-6%)	10mo	$182,000	$139	77
8945 Spring Grv S	0.12mi	3/2.0	1,243 (-10%)	3mo	$210,000	$169	75
2245 E Spring Grv	0.22mi	3/2.0	1,495 (+8%)	7mo	$192,000	$128	71
8924 Spring Grv N	0.14mi	3/2.0	1,539 (+11%)	6mo	$247,930	$161	70
2306 Bobwhite Trl W	0.18mi	3/2.0	1,501 (+8%)	11mo	$290,000	$193	69
8876 Spring Grv N	0.19mi	3/2.0	1,535 (+11%)	8mo	$227,500	$148	67
8521 Desert Oak Ct	0.69mi	3/2.0	1,322 (-5%)	2mo	$190,000	$144	58
8816 N Spring Grv	0.26mi	3/2.0	1,590 (+15%)	7mo	$223,000	$140	58
8491 Desert Oak Ct	0.74mi	3/2.0	1,225 (-12%)	11mo	$180,000	$147	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-35,816
• Equity at exit: $31,684

10-year hold

• IRR: -16.0%
• Equity multiple: 0.22×
• Total profit: $-46,681
• Equity at exit: $18,373

Cash invested: $59,500 (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 36695

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 557
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$1,114
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$89
• HOA: −$15
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $62

Break-even live

Break-even rent $1,723

Max offer price $212,500

Occupancy floor 92%

Sensitivity live

Price	-10% $182	-5% $122	+0% $62	+5% $2	+10% $-58
Rent	-10% $-81	-5% $-9	+0% $62	+5% $133	+10% $204
Rate	-1.0pp $169	-0.5pp $116	base $62	+0.5pp $7	+1.0pp $-49

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 Summer Xing Mobile, AL	3.0	2.0	1327	$1,800	$1.36	45d	1	0.06mi
2147 Seasons Ct Mobile, AL	4.0	2.0	1600	$1,625	$1.02	45d	1	0.09mi
2346 Bobwhite Trl W Mobile, AL	3.0	2.0	1781	$1,650	$0.93	23d	1	0.20mi
8361 Jeptha Ct Mobile, AL	3.0	2.0	1600	$1,900	$1.19	45d	1	0.93mi
2719 Rosebud Dr Mobile, AL	3.0	2.0	1704	$1,950	$1.14	15d	1	0.94mi
1718 Calgary Dr W Mobile, AL	4.0	2.0	1830	$2,200	$1.20	45d	1	1.03mi
1345 Baker Ct Mobile, AL	3.0	2.0	1252	$1,500	$1.20	45d	1	1.27mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-21
   days on market $212,500 Active 41 DOM
2. 2026-06-18
   days on market $212,500 Active 38 DOM
3. 2026-06-17
   days on market $212,500 Active 37 DOM
4. 2026-06-16
   days on market $212,500 Active 36 DOM
5. 2026-06-15
   days on market $212,500 Active 35 DOM
6. 2026-06-14
   days on market $212,500 Active 33 DOM
7. 2026-06-13
   days on market $212,500 Active 32 DOM
8. 2026-06-10
   days on market $212,500 Active 30 DOM
9. 2026-06-09
   days on market $212,500 Active 29 DOM
10. 2026-06-08
    days on market $212,500 Active 28 DOM
11. 2026-06-07
    days on market $212,500 Active 27 DOM
12. 2026-06-05
    days on market $212,500 Active 24 DOM
13. 2026-06-03
    days on market $212,500 Active 23 DOM
14. 2026-06-02
    days on market $212,500 Active 22 DOM
15. 2026-06-01
    days on market $212,500 Active 21 DOM
16. 2026-05-31
    days on market $212,500 Active 20 DOM
17. 2026-05-30
    days on market $212,500 Active 19 DOM
18. 2026-05-11
    listed $212,500 Active 1097-char remark

    Show marketing remark (1097 chars)

    Charming and move-in ready, this low-maintenance vinyl-sided home in popular West Mobile offers an open floor plan with soaring ceilings that create a bright and spacious feel throughout. The living room features a cozy gas fireplace, adding warmth and character to the main living space. The kitchen opens directly into the living room and features well-kept black appliances, including a refrigerator, along with a convenient island bar that’s perfect for entertaining, cooking, or enjoying your favorite shows while spending time with family and guests. The bedrooms are all generously sized, providing comfortable space for everyone. The master bathroom features an oversized soaking tub with a shower, creating the perfect place to unwind after a long day. Major updates include a completely replaced roof in 2021 with architectural shingles and a new HVAC system installed in 2025. Conveniently located near shopping, dining, and everyday amenities, this home combines comfort, practicality, and value. Schedule your showing today! Buyer to verify all information during due diligence.

19. 2026-05-11
    listed $212,500 Active 1097-char remark

    Show marketing remark (1097 chars)

    Charming and move-in ready, this low-maintenance vinyl-sided home in popular West Mobile offers an open floor plan with soaring ceilings that create a bright and spacious feel throughout. The living room features a cozy gas fireplace, adding warmth and character to the main living space. The kitchen opens directly into the living room and features well-kept black appliances, including a refrigerator, along with a convenient island bar that’s perfect for entertaining, cooking, or enjoying your favorite shows while spending time with family and guests. The bedrooms are all generously sized, providing comfortable space for everyone. The master bathroom features an oversized soaking tub with a shower, creating the perfect place to unwind after a long day. Major updates include a completely replaced roof in 2021 with architectural shingles and a new HVAC system installed in 2025. Conveniently located near shopping, dining, and everyday amenities, this home combines comfort, practicality, and value. Schedule your showing today! Buyer to verify all information during due diligence.

20. 2025-04-26
    historical $1,525
21. 2025-02-19
    listed $1,525

ⓘ 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: $1,723 · $144/mo
• Projected year-2 tax: $1,723 · $144/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $21,619
• − Mortgage interest: −$11,903
• − Property taxes: −$1,723
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − HOA: −$180
• − Depreciation: −$6,182
• Taxable loss: −$2,890
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $1,435/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

• County: Mobile County · 246,577 people
• City population: 205,729
• Metro: Mobile, AL
• Population (ZIP): 52,690
• Household income: $76,040
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1619.0

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 White (67%)
• Race & ethnicity: White 67% Black 23% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Arabic 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: ▼ -86.28%
• Current HPI: 193.1651
• Rent YoY: ▼ -0.41%
• 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

+13834.4% since first listed

4 events — show timeline

• 2026-05-11 Listed $212,500 GCMLS AL
• 2026-05-11 Listed $212,500 BCAR
• 2025-04-26 Rental Removed $1,525 HEROPM
• 2025-02-19 Listed for Rent $1,525 HEROPM

Property tax history

+2.4%/yr

Latest (2025): $1,723 · +2.7% YoY. Source: county tax records.