8275 Fontana Ct · Mobile, AL 36695

$240,000

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 82 Days on market

Built 1977 0.34 ac lot $138/sqft · 8% below area Est $261k · 8% 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).

• Cash flow +13.2/30.0
• ARV discount +11.1/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• 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

Welcome home to this beautifully maintained 3-bedroom, 2-bath property perfectly situated on a desirable corner lot in a quiet cul-de-sac. This inviting home features a charming front porch and a spacious deck out back?ideal for relaxing or entertaining. Inside, you?ll find fresh neutral paint and durable LVP flooring throughout, creating a clean and modern feel. The spacious living room offers a cozy wood-burning fireplace, custom built-ins, and sliding glass doors that open directly to the back deck, filling the space with natural light. The large primary suite is a true retreat, complete with an en suite bath featuring double vanities and an impressive three closets for ample storage. Additional highlights include a 2-car attached garage and a functional layout designed for comfortable everyday living.

Key facts

• Quiet cul-de-sac
• Front porch
• Spacious deck

Tags

• CORNER LOT
• QUIET CUL-DE-SAC
• FRONT PORCH
• SPACIOUS DECK
• WOOD-BURNING FIREPLACE
• CUSTOM BUILT-INS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-4 ($-45/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (21.1% below list).
• Recommended offer: $189k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Mobile — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Orourke Elementary School (math 27% / reading 59%, grade F, #204 of 627 statewide, top 33%, 862 students, 54% 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 49% FRL vs 67% district-wide (18 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); 57% 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 $2k of loan paydown is wiped out by about $7k 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 82 days — a 6% lower offer ($226k) 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 $189,414 (21.1% 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 82 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (median comp): $260,906
• List price: $240,000
• Delta: -8.01%
• 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
8406 Champlain Cir	0.20mi	3/2.0	1,736 (-0%)	1mo	$247,900	$143	89
8451 Placid Dr	0.25mi	3/2.0	1,824 (+5%)	1mo	$220,000	$121	80
2575 Rosebud Dr	0.41mi	3/2.0	1,723 (-1%)	2mo	$263,000	$153	77
2520 Rosebud Dr	0.43mi	3/2.0	1,659 (-5%)	0mo	$239,000	$144	72
2744 Rosebud Dr E	0.47mi	3/2.0	1,763 (+1%)	8mo	$269,900	$153	69
8166 Junior Rd	0.30mi	3/2.0	1,828 (+5%)	10mo	$270,000	$148	69
2271 Carrington Dr	0.41mi	4/2.5 (+1)	1,824 (+5%)	3mo	$320,000	$175	63
8240 Winchester Woods Ct	0.18mi	4/2.0 (+1)	1,928 (+11%)	11mo	$300,000	$156	59
2261 Vulcan Ct	0.59mi	3/2.0	1,868 (+7%)	2mo	$260,000	$139	59
2618 D'iberville Dr N	0.52mi	3/2.0	1,650 (-5%)	10mo	$180,000	$109	58
2691 E Rosebud Dr	0.40mi	4/2.0 (+1)	1,923 (+10%)	12mo	$274,500	$143	49
7931 Candlewood Dr	0.71mi	3/2.5	1,996 (+14%)	14mo	$350,000	$175	30

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: -19.5%
• Equity multiple: 0.33×
• Total profit: $-44,749
• Equity at exit: $35,785

10-year hold

• IRR: -19.4%
• Equity multiple: 0.09×
• Total profit: $-61,007
• Equity at exit: $20,751

Cash invested: $67,200 (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 36695

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 557
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$142 /mo · $1,698/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-4

Break-even live

Break-even rent $1,899

Max offer price $239,337

Occupancy floor 95%

Sensitivity live

Price	-10% $132	-5% $64	+0% $-4	+5% $-72	+10% $-140
Rent	-10% $-153	-5% $-79	+0% $-4	+5% $71	+10% $146
Rate	-1.0pp $117	-0.5pp $57	base $-4	+0.5pp $-66	+1.0pp $-129

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2719 Rosebud Dr Mobile, AL	3.0	2.0	1704	$1,950	$1.14	15d	1	0.51mi
8361 Jeptha Ct Mobile, AL	3.0	2.0	1600	$1,900	$1.19	45d	1	0.72mi
2346 Bobwhite Trl W Mobile, AL	3.0	2.0	1781	$1,650	$0.93	23d	1	0.96mi
2212 Summer Xing Mobile, AL	3.0	2.0	1327	$1,800	$1.36	45d	1	1.04mi
2175 Schillinger Rd S Mobile, AL	1.0–3.0	1.0–2.0	1188	$1,790	$1.51	15d	11	1.10mi
2147 Seasons Ct Mobile, AL	4.0	2.0	1600	$1,625	$1.02	45d	1	1.10mi
1718 Calgary Dr W Mobile, AL	4.0	2.0	1830	$2,200	$1.20	45d	1	1.14mi

Listing history 18 events

1. 2026-06-21
   days on market $240,000 Active 82 DOM
2. 2026-06-18
   days on market $240,000 Active 79 DOM
3. 2026-06-17
   days on market $240,000 Active 78 DOM
4. 2026-06-16
   days on market $240,000 Active 77 DOM
5. 2026-06-15
   days on market $240,000 Active 76 DOM
6. 2026-06-14
   days on market $240,000 Active 74 DOM
7. 2026-06-13
   days on market $240,000 Active 73 DOM
8. 2026-06-10
   days on market $240,000 Active 71 DOM
9. 2026-06-09
   days on market $240,000 Active 70 DOM
10. 2026-06-08
    days on market $240,000 Active 69 DOM
11. 2026-06-07
    days on market $240,000 Active 68 DOM
12. 2026-06-05
    days on market $240,000 Active 65 DOM
13. 2026-06-03
    days on market $240,000 Active 64 DOM
14. 2026-06-02
    days on market $240,000 Active 63 DOM
15. 2026-06-01
    days on market $240,000 Active 62 DOM
16. 2026-05-31
    days on market $240,000 Active 61 DOM
17. 2026-05-30
    days on market $240,000 Active 60 DOM
18. 2026-03-31
    listed $248,000 Active 822-char remark

    Show marketing remark (822 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath property perfectly situated on a desirable corner lot in a quiet cul-de-sac. This inviting home features a charming front porch and a spacious deck out back?ideal for relaxing or entertaining. Inside, you?ll find fresh neutral paint and durable LVP flooring throughout, creating a clean and modern feel. The spacious living room offers a cozy wood-burning fireplace, custom built-ins, and sliding glass doors that open directly to the back deck, filling the space with natural light. The large primary suite is a true retreat, complete with an en suite bath featuring double vanities and an impressive three closets for ample storage. Additional highlights include a 2-car attached garage and a functional layout designed for comfortable everyday living.

ⓘ 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: $1,698 · $142/mo
• Projected year-2 tax: $1,698 · $142/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 3/10 Moderate
• 🌡 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: $22,730
• − Mortgage interest: −$13,444
• − Property taxes: −$1,698
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$6,982
• Taxable loss: −$4,231
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $970/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

1 event — show timeline

• 2026-03-31 Listed $248,000 GCMLS AL

Property tax history

+12.8%/yr

Latest (2025): $1,698 · +4.7% YoY. Source: county tax records.