908 Leon St · Saraland, AL 36571

$195,000

4 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 39 Days on market

Built 1961 8,023 sqft lot $152/sqft · 13% above area Est $211k · 7% under

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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 +18.6/30.0
• ARV discount +10.8/15.0
• DSCR +5.8/10.0
• Schools +5.3/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 908 Leon St in Saraland, AL! This 4-bedroom, 2-bath home offers approximately 1,570 square feet with a functional layout, spacious living areas, and a combination of original character and recent improvements. Recent updates include a kitchen remodel and tile work completed in 2023, a 4th bedroom addition added in 2022, and a newer water heater. Major system improvements include an HVAC system replaced in 2020 and a roof that is approximately 7 years old. The home also features gas heat, gas water heater, and gas dryer connection. The flexible floor plan provides a variety of living options with room to personalize and make the space your own over time. The additional bedroom off

Key facts

• 4th bedroom addition
• Tile work
• Hvac system replaced

Tags

• KITCHEN REMODEL
• TILE WORK
• 4TH BEDROOM ADDITION
• NEWER HOT WATER HEATER
• HVAC SYSTEM REPLACED
• ROOF APPROXIMATELY 7 YEARS OLD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public sewer; Water available
• Home design: Residential single family residence
• Construction: Brick on three sides; Built in 1961; Slab foundation; Shingle roof
• Exterior features: Exterior storage; Chain link fencing; View

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 0 half bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: His and hers closets; No fireplace; No basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $169k (13.3% below list).
• Recommended offer: $169k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.9% in Saraland — 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 68/100 on livability (#72 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Saraland City (suburban): math 53% / reading 71% proficiency, ranked #6 of 129 in AL (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Saraland Elementary School (math 71% / reading 82%, grade A, #12 of 627 statewide, top 2%, 958 students, 49% FRL); Saraland High School (math 34% / reading 48%, grade F, #31 of 305 statewide, top 10%, 1,096 students, 50% FRL).
• Market conditions: 173 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($62k/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 $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 39 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $195k implies a 255% 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 $169,156 (13.3% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (median comp): $210,557
• List price: $195,000
• Delta: -7.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Myra St	0.11mi	3/1.0 (-1)	1,291 (+1%)	13mo	$213,000	$165	78
110 Dianne Ave	0.10mi	3/2.0 (-1)	1,222 (-5%)	20mo	$176,900	$145	62
631 Oak St	0.36mi	3/1.5 (-1)	1,340 (+4%)	15mo	$179,900	$134	56
718 Cleveland Rd	0.49mi	3/2.0 (-1)	1,277 (-0%)	14mo	$174,900	$137	56
107 Craig Dr	0.43mi	3/1.5 (-1)	1,250 (-2%)	16mo	$185,000	$148	56
323 1st Ave	0.54mi	3/1.5 (-1)	1,353 (+6%)	6mo	$120,000	$89	54
264 1st Ave	0.46mi	3/2.0 (-1)	1,270 (-1%)	20mo	$259,900	$205	52
304 3rd Ave	0.36mi	3/2.0 (-1)	1,404 (+10%)	10mo	$195,000	$139	50
515 Pierce St	0.58mi	3/2.0 (-1)	1,363 (+6%)	17mo	$223,900	$164	39
419 Pierce St	0.70mi	3/1.0 (-1)	1,179 (-8%)	14mo	$190,000	$161	37
714 Cleveland Rd	0.50mi	3/2.0 (-1)	1,404 (+10%)	22mo	$227,000	$162	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-19,681
• Equity at exit: $29,075

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,063
• Equity at exit: $16,860

Cash invested: $54,600 (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 36571

• Home prices YoY: -13.1%
• Active inventory: 173
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $189

Break-even live

Break-even rent $1,453

Max offer price $195,000

Occupancy floor 84%

Sensitivity live

Price	-10% $299	-5% $244	+0% $189	+5% $133	+10% $78
Rent	-10% $55	-5% $122	+0% $189	+5% $255	+10% $322
Rate	-1.0pp $287	-0.5pp $238	base $189	+0.5pp $138	+1.0pp $87

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Glass St Unit A Saraland, AL	3.0	1.0	1000	$1,175	$1.18	15d	1	0.64mi
831 James St Saraland, AL	3.0	1.0	1300	$1,600	$1.23	15d	1	1.01mi
232 Mignionette Ave Unit 36571 Saraland, AL	4.0	2.0	1148	$2,000	$1.74	15d	1	1.25mi
916 Shelton Beach Rd Saraland, AL	4.0	2.0	1713	$1,950	$1.14	15d	1	1.41mi

Listing history 18 events

1. 2026-06-21
   days on market $195,000 Active 39 DOM
2. 2026-06-18
   days on market $195,000 Active 36 DOM
3. 2026-06-17
   days on market $195,000 Active 35 DOM
4. 2026-06-16
   days on market $195,000 Active 34 DOM
5. 2026-06-15
   days on market $195,000 Active 33 DOM
6. 2026-06-14
   days on market $195,000 Active 31 DOM
7. 2026-06-13
   days on market $195,000 Active 30 DOM
8. 2026-06-10
   days on market $195,000 Active 28 DOM
9. 2026-06-09
   days on market $195,000 Active 27 DOM
10. 2026-06-08
    days on market $195,000 Active 26 DOM
11. 2026-06-07
    days on market $195,000 Active 25 DOM
12. 2026-06-03
    days on market $195,000 Active 21 DOM
13. 2026-06-02
    days on market $195,000 Active 20 DOM
14. 2026-06-01
    days on market $195,000 Active 19 DOM
15. 2026-05-31
    days on market $195,000 Active 18 DOM
16. 2026-05-30
    days on market $195,000 Active 17 DOM
17. 2026-05-14
    listed $205,000 Active 1104-char remark
18. 2016-05-26
    soldstatus $55,000

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$273/yr (+$23/mo · 52.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,299
• − Mortgage interest: −$10,923
• − Property taxes: −$526
• − Insurance: −$975
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$5,673
• Taxable loss: −$1,046
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $2,515/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: Saraland City
• NCES district ID: 0100185
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 71% ▲ 7.00%
• Median HH income: $51,173
• Composite: 52.78/100
• National rank: #1539
• State rank: #6 of 129 in AL

Livability — Saraland

• Score: 68/100
• State rank: #72
• US rank: #9880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saraland, AL
• County: Mobile County · 246,577 people
• City population: 17,143
• Metro: Mobile, AL
• Population (ZIP): 17,143
• Household income: $62,047
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 432.0

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 (79%)
• Race & ethnicity: White 79% Black 16% Two or more races 3%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · China

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: ▼ -37.39%
• Current HPI: 247.8527
• Rent YoY: —
• 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

+254.5% since first listed

3 events — show timeline

• 2026-05-26 Price Changed $195,000 GCMLS AL
• 2026-05-14 Listed $205,000 GCMLS AL
• 2016-05-26 Sold (Public Records) $55,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $526 · -2.1% YoY. Source: county tax records.