529 Highland Woods Dr W · Mobile, AL 36608

$139,900

3 bd · 2.5 ba · 1,568 sqft · Townhouse public records · 2 Days on market

Built 1974 4,251 sqft lot Est $212k · 34% under $150/mo HOA · 9% of rent

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +7.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come tour this wonderful town home with 3 bedrooms and 2 1/2 bathrooms. Lots of storage area. Easy to clean hardwood floors throughout the first floor.

Key facts

• Separate family room
• $150 HOA
• 2 parking spots

Tags

• PRIVATE FENCED COURTYARD
• SEPARATE FAMILY ROOM
• ATTACHED EXTERIOR STORAGE ROOM

Property features AI

Finance

• HOA & community: Monthly association fee: $150

Exterior

• Parking: Carport (2 spaces)
• Utilities: Cable available; Phone available; Underground utilities; Water available; 110 volt electric; Sewer: other
• Home design: Residential townhouse; Built in 1974
• Construction: Aluminum siding; Brick on three sides; Slab foundation; Shingle roof
• Exterior features: Back yard fencing; Wood fencing; View available; No waterfront; Other exterior structures

Interior

• Kitchen: Stained cabinets
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Walk-in closets; Other built-in features
• Laundry & utility: Other utility features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.4% 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: schools D-, 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.
• Market conditions: Rents rising fast (+6.2%/yr); 338 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/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 $967 of loan paydown is wiped out by about $4k 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 + 6.2% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago 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.
• Current owner paid $85k; list at $140k implies a 65% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6087 N Highland Cir	0.03mi	3/2.0	1,533 (-2%)	24mo	$208,000	$136	73
270 Hillcrest Rd #707	0.53mi	3/2.5	1,500 (-4%)	13mo	$205,000	$137	57
270 Hillcrest Rd #304	0.46mi	3/2.5	1,364 (-13%)	4mo	$165,000	$121	54
270 Hillcrest Rd #405	0.46mi	3/2.5	1,412 (-10%)	12mo	$195,000	$138	52
6441 Cedar Bend Ct Unit 6A	0.63mi	3/2.5	1,721 (+10%)	11mo	$225,500	$131	45
270 Hillcrest Rd #402	0.46mi	3/2.5	1,386 (-12%)	20mo	$187,500	$135	43
6445 Cedar Bend Ct Unit 22F	0.64mi	2/1.0 (-1)	1,392 (-11%)	3mo	$170,000	$122	38
6441 Cedar Bend Ct Unit A	0.63mi	2/3.5 (-1)	1,721 (+10%)	11mo	$225,500	$131	36
181 General Bullard Ave	0.73mi	3/2.0	1,740 (+11%)	13mo	$257,000	$148	34

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 · 6.15% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,738
• Equity at exit: $20,860

10-year hold

• IRR: 11.9%
• Equity multiple: 2.09×
• Total profit: $42,624
• Equity at exit: $12,096

Cash invested: $39,172 (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 36608

• Rents YoY: 6.2%
• Active inventory: 338
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$734
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$58
• HOA: −$150
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $241

Break-even live

Break-even rent $1,369

Max offer price $139,900

Occupancy floor 81%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	43d	1	0.46mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,537	$1.27	43d	10	0.46mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	43d	1	0.71mi
4670 Rosewood Dr Mobile, AL	3.0	2.0	1192	$1,200	$1.01	13d	1	0.84mi
6701 Dickens Ferry Rd #30 Mobile, AL	3.0	2.5	1342	$1,395	$1.04	21d	1	0.87mi
112 S University Blvd Mobile, AL	4.0	4.5	1472	$1,810	$1.23	13d	5	0.90mi
1056 Linlen Ave Mobile, AL	3.0	3.0	1975	$2,300	$1.16	43d	1	0.94mi
101 Foreman Rd Mobile, AL	1.0–3.0	1.0–2.0	835	$1,279	$1.53	43d	9	0.94mi
6700 Wall St Mobile, AL	2.0–3.0	1.0–2.0	1231	$1,571	$1.28	13d	6	1.04mi
304 N University Blvd Unit 1043721P Mobile, AL	4.0	2.5	1496	$4,148	$2.77	21d	1	1.28mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	13d	2	1.34mi
316 Syracuse St Mobile, AL	3.0	2.0	1776	$1,875	$1.06	13d	1	1.35mi
6075 Grelot Rd Mobile, AL	2.0	1.0	1050	$1,215	$1.16	13d	1	1.36mi
424 Byron Ave E Mobile, AL	4.0	2.0	1917	$2,500	$1.30	21d	1	1.49mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 4 events

1. 2026-05-13
   listed $160,000 Active 77-char remark
2. 2015-08-13
   soldstatus $85,000
3. 2015-08-12
   soldstatus $85,000 151-char remark

   Show marketing remark (151 chars)

   Come tour this wonderful town home with 3 bedrooms and 2 1/2 bathrooms. Lots of storage area. Easy to clean hardwood floors throughout the first floor.

4. 2014-11-17
   listed $89,900 151-char remark

   Show marketing remark (151 chars)

   Come tour this wonderful town home with 3 bedrooms and 2 1/2 bathrooms. Lots of storage area. Easy to clean hardwood floors throughout the first floor.

ⓘ 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: $1,676 · $140/mo
• Projected year-2 tax: $1,676 · $140/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 ≥104°F today · 22 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: $20,094
• − Mortgage interest: −$7,837
• − Property taxes: −$1,676
• − Insurance: −$700
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$1,800
• − Depreciation: −$4,070
• Taxable income: $796
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,703/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): 38,890
• Household income: $61,146
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1823.0

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 0.56)
• Race & ethnicity: White 56% Black 35% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Arabic 1% 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: ▼ -224.52%
• Current HPI: 198.9469
• Rent YoY: ▲ 6.15%
• 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

+55.6% since first listed

5 events — show timeline

• 2026-05-28 Pending — GCMLS AL
• 2026-05-26 Listed $139,900 GCMLS AL
• 2015-08-13 Sold (Public Records) $85,000 Public Records
• 2015-08-12 Sold (MLS) $85,000 BCAR
• 2014-11-17 Listed $89,900 BCAR

Property tax history

+12.0%/yr

Latest (2025): $1,676 · +0.9% YoY. Source: county tax records.