800 Graymont Dr · Mobile, AL 36608

$155,000

3 bd · 2.0 ba · 1,313 sqft · SingleFamily public records · 32 Days on market

Built 1962 0.52 ac lot $118/sqft · 9% below area Est $170k · 9% 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 +27.3/30.0
• ARV discount +11.5/15.0
• DSCR +9.5/10.0
• 1% rule +6.1/10.0
• 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

* * * MOTIVATED SELLER * * * Investor special, priced below market value with endless renovation potential and the opportunity to make it your own! Spacious 3-bedroom, 2-bath brick home situated on a large 1/2-acre corner lot in an established neighborhood near the University of South Alabama campus. Features include NEW ROOF October 2025, fenced backyard, covered back patio, covered carport, fireplace, bonus room, mature trees, and slab foundation. Seller states there is possibly parquet flooring under carpet! Original tile in bathrooms and Mid-Century Modern Cone Fireplace add so much charm and character! Home needs some love but offers great upside for investors or buyers looking to

Key facts

• Covered carport
• Bonus room
• Covered back patio

Tags

• FENCED BACKYARD
• COVERED BACK PATIO
• COVERED CARPORT
• FIREPLACE
• BONUS ROOM
• MATURE TREES

Property features AI

Exterior

• Parking: Carport; Driveway; 3 total parking spaces (including 1 carport space)
• Utilities: Cable available; Electricity available (110 volts); Phone available; Public sewer
• Home design: Single family residence; Residential property; Located in Park Forest Estates
• Construction: Brick 4 sides construction; Built in 1962; Shingle roof; Slab foundation
• Exterior features: Chain link fencing; No pool or spa; View available

Interior

• Kitchen: Dishwasher; Range hood; White cabinets
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other; Fireplace in the living room; Great room dining area; Kitchen with white cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: John Will Elementary School (math 4% / reading 21%, grade F, #534 of 627 statewide, top 85%, 509 students, 89% FRL); Mattie T Blount High School (math 2% / reading 3%, grade F, #291 of 305 statewide, top 100%, 1,176 students, 86% FRL) — zoned schools average 87% FRL vs 67% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 27% district-wide (-20 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.2%/yr); 338 active listings in the ZIP; 26 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 34% 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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: 1.11% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (median comp): $170,193
• List price: $155,000
• Delta: -8.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5964 Montfort Rd S	0.14mi	3/2.0	1,395 (+6%)	1mo	$170,000	$122	82
816 E Montfort Rd	0.15mi	3/1.5	1,383 (+5%)	14mo	$152,500	$110	70
951 Wendover Rd	0.21mi	3/2.0	1,208 (-8%)	9mo	$225,000	$186	69

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: 5.1%
• Equity multiple: 1.21×
• Total profit: $8,899
• Equity at exit: $23,111

10-year hold

• IRR: 17.0%
• Equity multiple: 2.59×
• Total profit: $68,805
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$813
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $447

Break-even live

Break-even rent $1,161

Max offer price $155,000

Occupancy floor 69%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5855 Woodvale Dr Mobile, AL	3.0	1.5	1712	$1,350	$0.79	21d	1	0.14mi
912 Wendover Rd Unit 1043703P Mobile, AL	4.0	2.5	1496	$3,190	$2.13	21d	1	0.22mi
5904 Saint Gallen Ave S Unit 1043743P Mobile, AL	4.0	2.0	1496	$3,719	$2.49	21d	1	0.34mi
5477 Ardell Dr Unit 1043691P Mobile, AL	3.0	2.0	1496	$2,680	$1.79	13d	1	0.57mi
316 Syracuse St Mobile, AL	3.0	2.0	1776	$1,875	$1.06	13d	1	0.81mi
304 N University Blvd Unit 1043721P Mobile, AL	4.0	2.5	1496	$4,148	$2.77	21d	1	0.82mi
5751 Overlook Rd Unit A2 Mobile, AL	2.0	1.0	890	$850	$0.96	21d	1	0.96mi
1305 Middle Ring Rd Mobile, AL	3.0	1.0	1100	$1,400	$1.27	43d	1	0.96mi
914 David Langan Dr E Mobile, AL	3.0	1.0	1080	$1,450	$1.34	43d	1	0.98mi
5613 Overlook Rd Mobile, AL	3.0	1.5	1520	$1,450	$0.95	43d	1	1.01mi
1165 Barker Dr W Mobile, AL	3.0	1.0	900	$950	$1.06	21d	1	1.02mi
5508 Overlook Rd Mobile, AL	3.0	2.0	1260	$1,400	$1.11	13d	1	1.10mi
5520 Vienna Ave Mobile, AL	3.0	2.0	1745	$1,395	$0.80	43d	1	1.11mi
1253 Athey Rd Mobile, AL	3.0	2.0	1100	$1,500	$1.36	13d	1	1.14mi
1104 Garland St Mobile, AL	3.0	1.0	1377	$1,450	$1.05	21d	1	1.21mi
1257 Devander Dr Mobile, AL	3.0	1.0	1144	$1,200	$1.05	43d	1	1.22mi
5213 Pineview Ln S Mobile, AL	3.0	1.0	1176	$1,575	$1.34	43d	1	1.24mi
6725 Zeigler Blvd Mobile, AL	1.0–2.0	1.0	850	$1,282	$1.51	13d	7	1.25mi
133 East Dr Mobile, AL	1.0–2.0	1.0	821	$1,024	$1.25	13d	4	1.26mi
5207 Azalea Cir S Mobile, AL	3.0	2.0	1100	$1,490	$1.35	21d	1	1.28mi
5263 Border Dr S Mobile, AL	3.0	1.0	946	$1,400	$1.48	13d	1	1.34mi
112 S University Blvd Mobile, AL	4.0	4.5	1472	$1,810	$1.23	13d	5	1.44mi
1728 Tew Dr Mobile, AL	2.0	1.0	912	$995	$1.09	43d	1	1.45mi
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	43d	1	1.46mi
6807 Victor Rd Mobile, AL	3.0	1.0	1100	$1,350	$1.23	43d	1	1.47mi
1631 Colonial Oaks Dr Mobile, AL	3.0	1.0	1196	$1,100	$0.92	43d	1	1.47mi

Listing history 12 events

1. 2026-06-10
   status $155,000 Pending 32 DOM
2. 2026-06-09
   days on market $155,000 Active 32 DOM
3. 2026-06-08
   days on market $155,000 Active 31 DOM
4. 2026-06-07
   days on market $155,000 Active 30 DOM
5. 2026-06-05
   days on market $155,000 Active 27 DOM
6. 2026-06-03
   days on market $155,000 Active 26 DOM
7. 2026-06-03
   status $155,000 Active 25 DOM
8. 2026-06-02
   days on market $155,000 Active Under Contract 25 DOM
9. 2026-06-01
   days on market $155,000 Active Under Contract 24 DOM
10. 2026-05-31
    days on market $155,000 Active Under Contract 23 DOM
11. 2026-05-30
    days on market $155,000 Active Under Contract 22 DOM
12. 2026-05-08
    listed $155,000 Active 892-char remark

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $636 · $53/mo
• Expected delta: +$154/yr (+$13/mo · 32.1%)

ⓘ 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 ≥104°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: $20,720
• − Mortgage interest: −$8,682
• − Property taxes: −$481
• − Insurance: −$775
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$4,509
• Taxable income: $2,957
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $4,649/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

4 events — show timeline

• 2026-06-09 Pending — GCMLS AL
• 2026-06-02 Relisted — GCMLS AL
• 2026-05-25 Contingent — GCMLS AL
• 2026-05-08 Listed $155,000 GCMLS AL

Property tax history

-0.9%/yr

Latest (2019): $481 · -1.2% YoY. Source: county tax records.