2904 Cottage Hill Rd · Mobile, AL 36606

$119,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 2 Days on market

Built 1992 0.46 ac lot Est $181k · 34% under ↓ 4% since listing

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks with this charming fixer-upper situated on a beautiful, generously sized corner double lot filled with mature trees and established landscaping. Brimming with potential, this 3-bedroom, 2-bath home offers the perfect canvas for buyers ready to renovate, update, and make it their own. Inside, you'll find a welcoming foyer entrance that opens into a spacious living and dining area with an open-concept feel—ideal for entertaining or everyday living. Hardwood floors run throughout much of the home and, with some repairs and refinishing, could truly shine again. The kitchen features solid original wood cabinetry that could be refreshed with a simple cleanup or stylish pa

Key facts

• Corner double lot
• Hardwood floors
• Mature trees

Tags

• CORNER DOUBLE LOT
• MATURE TREES
• ESTABLISHED LANDSCAPING
• WELCOMING FOYER ENTRANCE
• HARDWOOD FLOORS
• SOLID ORIGINAL WOOD CABINETRY

Property features AI

Exterior

• Parking: Driveway; Attached garage with 1 garage space
• Utilities: Public sewer; Electric: Other; Other utilities
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Shingle roof; Pillar/post/pier foundation; Wood-framed windows
• Exterior features: Chain link fencing; Gazebo; Has a view

Interior

• Kitchen: Stained cabinets; Laminate countertops
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Entrance foyer; Open floor plan with great room; Kitchen with stained cabinets and laminate counters; No fireplace; No basement
• Laundry & utility: Other utility setups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 10.0% 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: Lillie B Williamson High School (math 2% / reading 12%, grade F, #273 of 305 statewide, top 89%, 956 students, 94% FRL) — zoned schools average 94% FRL vs 67% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% 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 (+5.1%/yr); 174 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/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 $823 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 + 5.1% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $119,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.16% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $180,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2904 Cottage Hill Rd	0.00mi	3/2.0	1,392 (0%)	0mo	$124,500	$89	100
2905 Cottage Hill Rd	0.05mi	3/2.0	1,450 (+4%)	7mo	$188,000	$130	85
450 Magnolia Rd	0.09mi	3/2.0	1,440 (+3%)	9mo	$219,000	$152	83
509 W Barksdale Dr	0.19mi	3/2.0	1,550 (+11%)	6mo	$250,000	$161	67
2756 Jennings Dr	0.51mi	3/2.0	1,300 (-7%)	0mo	$215,000	$165	65
3011 Westgate St	0.39mi	3/1.0	1,279 (-8%)	3mo	$53,000	$41	62
805 Platt Ave	0.62mi	3/2.0	1,296 (-7%)	4mo	$91,000	$70	56
2903 Brierwood Dr	0.49mi	3/1.0	1,540 (+11%)	4mo	$220,000	$143	52
2560 Howell Ave	0.69mi	3/2.0	1,272 (-9%)	7mo	$145,000	$114	47
2852 Thornhill Dr	0.64mi	3/1.0	1,216 (-13%)	2mo	$217,500	$179	43
960 San Ed Dr	0.73mi	3/1.0	1,248 (-10%)	3mo	$75,000	$60	42
3052 Kendale Dr	0.60mi	3/2.0	1,583 (+14%)	10mo	$100,000	$63	41

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $6,911
• Equity at exit: $17,743

10-year hold

• IRR: 16.3%
• Equity multiple: 2.45×
• Total profit: $48,390
• Equity at exit: $10,289

Cash invested: $33,320 (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 36606

• Rents YoY: 5.1%
• Active inventory: 174
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$624
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $366

Break-even live

Break-even rent $919

Max offer price $119,000

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
461 Magnolia Rd Unit A Mobile, AL	2.0	1.0	989	$825	$0.83	44d	1	0.12mi
505 Bel Air Blvd Mobile, AL	1.0–2.0	1.0–2.0	976	$1,274	$1.30	14d	16	0.33mi
315 Hadrian St Mobile, AL	3.0	2.0	1843	$1,800	$0.98	44d	1	0.39mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	14d	1	0.43mi
751 Farnell Ln Mobile, AL	2.0	1.0	1100	$1,400	$1.27	44d	1	0.43mi
2859 Brierwood Dr Mobile, AL	3.0	1.0	1057	$1,500	$1.42	14d	1	0.55mi
2861 Ralston Rd Mobile, AL	3.0	2.0	1617	$1,650	$1.02	44d	1	0.69mi
3171 Pleasant Valley Rd Mobile, AL	2.0	1.0	875	$800	$0.91	44d	1	0.74mi
2855 Potter Dr Mobile, AL	2.0	1.0	1127	$1,050	$0.93	44d	1	0.75mi
2861 Potter Dr Unit 1043844P Mobile, AL	3.0	2.0	1496	$2,492	$1.67	21d	1	0.75mi
2863 Potter Dr Unit 1043693P Mobile, AL	4.0	2.0	1496	$3,049	$2.04	14d	1	0.76mi
713 Iris Ave Mobile, AL	3.0	1.0	1617	$1,300	$0.80	21d	1	0.76mi
2656 Pathway Pl Mobile, AL	2.0–3.0	1.0	778	$1,261	$1.62	14d	9	0.79mi
168 W Collins St Mobile, AL	3.0	1.0	968	$725	$0.75	21d	1	0.81mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	44d	1	0.83mi
916 Delmar Dr Mobile, AL	3.0	1.0	1100	$1,400	$1.27	14d	1	0.85mi
150 Dunn Ave Mobile, AL	3.0	2.0	1455	$1,250	$0.86	21d	1	0.90mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	44d	1	0.95mi
200 S Florida St Unit 101 Mobile, AL	2.0	2.0	1150	$1,375	$1.20	21d	1	0.95mi
3060 Emogene St Mobile, AL	3.0	1.0	1200	$1,400	$1.17	14d	1	0.96mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	44d	1	1.06mi
2503 Richard Ave Mobile, AL	2.0	1.0	928	$805	$0.87	14d	1	1.07mi
2507 Taylor Ave Mobile, AL	3.0	1.0	1230	$1,495	$1.22	14d	1	1.09mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	44d	1	1.13mi
120 Paris Ave Mobile, AL	2.0	1.0	1054	$1,150	$1.09	21d	1	1.13mi
3661 Airport Blvd Mobile, AL	1.0–3.0	1.0–2.5	1187	$1,621	$1.37	14d	24	1.14mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	44d	1	1.14mi
3252 Orleans St Mobile, AL	2.0	1.0	900	$850	$0.94	44d	1	1.19mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	44d	1	1.22mi
2500 Dauphinwood Dr Mobile, AL	2.0–3.0	1.0–2.0	1250	$1,395	$1.12	14d	19	1.30mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	44d	1	1.33mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	14d	1	1.33mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	44d	1	1.37mi
104 Ellinor St Mobile, AL	2.0	1.0	896	$1,275	$1.42	21d	1	1.38mi
2604 Dauphin St Mobile, AL	2.0	1.0	950	$1,072	$1.13	44d	2	1.38mi
2604 Dauphin St #210 Mobile, AL	2.0	1.0	950	$1,150	$1.21	21d	1	1.38mi
1030 Montlimar Dr Mobile, AL	1.0–3.0	1.0–2.0	997	$1,509	$1.51	14d	17	1.41mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	44d	1	1.45mi
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	21d	1	1.50mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   listed $119,000 Active
3. 2010-04-01
   soldstatus $123,547

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $629 · $52/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 ≥105°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,587
• − Mortgage interest: −$6,666
• − Property taxes: −$629
• − Insurance: −$595
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,462
• Taxable income: $2,582
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $3,772/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): 18,728
• Household income: $51,303
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 999.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% White 37% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Scottish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -232.19%
• Current HPI: 145.9025
• Rent YoY: ▲ 5.06%
• 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

-3.7% since first listed

3 events — show timeline

• 2026-05-15 Pending — GCMLS AL
• 2026-05-13 Listed $119,000 GCMLS AL
• 2010-04-01 Sold (Public Records) $123,547 Public Records

Property tax history

+2.8%/yr

Latest (2025): $629 · +5.1% YoY. Source: county tax records.