916 Leon St · Saraland, AL 36571

$169,000

3 bd · 2.0 ba · 2,028 sqft · SingleFamily public records · 25 Days on market

Built 1959 0.37 ac lot $83/sqft · 28% below area Est $236k · 28% under ↓ 11% since listing

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.3/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in the sought-after Saraland School district! Motivated Seller! Bring All Offers! This spacious 3-bedroom, 2-bathroom, home offers approximately 2,028 sq. ft. and is full of potential for investors, flippers, or buyers looking to make it their own. With home having been a rental property for over 10 years, this property is a solid investment opportunity. Inside, you'll find a large family room featuring a cozy wood-burning fireplace, a spacious kitchen with abundant cabinet storage, breakfast bar, and a separate laundry room for added convenience. Ceramic tile runs throughout the main living areas, with carpet in the bedrooms. The screened sunroom which is located on the b

Key facts

• Sunroom
• Park and splash pad
• 0.37 acre lot

Tags

• SUNROOM
• PARK AND SPLASH PAD

Property features AI

Exterior

• Parking: Carport (2 spaces)
• Utilities: Cable available; Electricity available (110V and 220V); Natural gas available; Phone available; Public sewer; Water available
• Home design: Single family residence; Residential property
• Construction: Brick on all sides; Shingle roof; Built in 1959; Slab foundation
• Exterior features: Back yard fencing; Property has a view; No pool or spa

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Window unit cooling
• Interior features: Built-in bookcases; Wood-burning stove fireplace; Dining L area; Breakfast bar

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $143 ($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 $158k (6.4% below list).
• Recommended offer: $158k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 1 comparable units currently listed for rent nearby; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 31% 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 $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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,227 (6.4% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $236,297
• List price: $169,000
• Delta: -28.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 4th Ave	0.36mi	3/2.0	1,971 (-3%)	10mo	$187,000	$95	70
1014 4th Ave	0.25mi	4/2.0 (+1)	1,890 (-7%)	8mo	$125,000	$66	66
906 Edgefield Dr W	0.51mi	3/2.0	1,841 (-9%)	3mo	$275,000	$149	58
427 Strange Ave	0.73mi	3/2.0	2,000 (-1%)	12mo	$282,900	$141	54
108 Craig Dr	0.49mi	3/2.0	1,743 (-14%)	6mo	$269,900	$155	49
629 Pine St	0.54mi	3/2.0	1,749 (-14%)	6mo	$273,000	$156	47
1114 Timothy St	0.43mi	4/2.0 (+1)	1,850 (-9%)	20mo	$222,500	$120	44
420 3rd Ave	0.59mi	4/2.0 (+1)	1,781 (-12%)	10mo	$272,500	$153	38
510 Strange Ave	0.66mi	4/2.0 (+1)	1,896 (-6%)	23mo	$130,000	$69	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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-18,279
• Equity at exit: $25,198

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,230
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $143

Break-even live

Break-even rent $1,401

Max offer price $169,000

Occupancy floor 86%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 Shelton Beach Rd Saraland, AL	4.0	2.0	1713	$1,950	$1.14	13d	1	1.44mi

Listing history 9 events

1. 2026-06-09
   status $169,000 Pending 25 DOM
2. 2026-06-08
   days on market $169,000 Active 25 DOM
3. 2026-06-07
   days on market $169,000 Active 24 DOM
4. 2026-06-03
   pricedays on market $169,000 Active 20 DOM
5. 2026-06-02
   days on market $179,000 Active 19 DOM
6. 2026-06-01
   days on market $179,000 Active 18 DOM
7. 2026-05-31
   days on market $179,000 Active 17 DOM
8. 2026-05-30
   days on market $179,000 Active 16 DOM
9. 2026-05-14
   listed $189,000 Active 1248-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: $1,802 · $150/mo
• Projected year-2 tax: $1,802 · $150/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 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: $18,987
• − Mortgage interest: −$9,467
• − Property taxes: −$1,802
• − Insurance: −$845
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$4,916
• Taxable loss: −$1,080
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $1,977/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

-10.6% since first listed

4 events — show timeline

• 2026-06-08 Pending — GCMLS AL
• 2026-06-03 Price Changed $169,000 GCMLS AL
• 2026-05-21 Price Changed $179,000 GCMLS AL
• 2026-05-14 Listed $189,000 GCMLS AL

Property tax history

+4.9%/yr

Latest (2025): $1,802 · +5.4% YoY. Source: county tax records.