114 Du Rhu Drive Dr Unit A · Mobile, AL 36608

$179,000

2 bd · 2.0 ba · 1,155 sqft · SingleFamily · 196 Days on market

Built 1970 Fair condition $155/sqft · 27% below area Est $244k · 27% under $350/mo HOA · 24% of rent ↓ 10% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +4.7/30.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to the Villages of Springhill! Location, location, location. This townhome is located tucked away behind Legacy Village and has easy access to the interstate and other areas in Springhill. Whether you are looking for a home, an investment property, or a place for your college student this home is perfect. This townhome features 2 bedrooms, 1 bath, and 2 1/2 baths. The main bathroom has private water closet for each bedroom and share the bathroom and there is also a 1/2 bath downstairs. The kitchen is spacious with eat-in area and a separate laundry room. Enjoy the privacy of your own gated patio or just step across the sidewalk to the community pool. The modern amenities coupled with the location and proximity to shopping, dining, schools, and easy access to major corridors, make this a must see property. Call today and schedule your private showing before this one is gone. Buyer to verify all information during due diligence.

Key facts

• Proximity to schools
• Community pool
• Proximity to dining

Tags

• GATED PATIO
• COMMUNITY POOL
• EASY ACCESS TO INTERSTATE
• PROXIMITY TO SHOPPING
• PROXIMITY TO DINING
• PROXIMITY TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (35.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (19.1% below list).
• Recommended offer: $115k (35.8% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 5.3% in Mobile — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Mary B Austin Elementary School (math 29% / reading 59%, grade F, #194 of 627 statewide, top 32%, 511 students, 51% FRL); Cl Scarborough Model Middle School (math 4% / reading 21%, grade F, #216 of 257 statewide, top 86%, 651 students, 94% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 505 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

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 196 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $114,835 (35.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.81% ✗
• Cap rate: 3.32%
• Cash-on-cash: -10.62%
• DSCR: 0.53
• GRM: 10.3

CMA / ARV

• ARV (median comp): $244,218
• List price: $179,000
• Delta: -26.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3655 Old Shell Rd #219	0.55mi	2/2.0	1,073 (-7%)	2mo	$185,000	$172	61
4009 Old Shell Rd Unit C13	0.71mi	2/2.0	1,104 (-4%)	6mo	$273,000	$247	54
61 Nack Ln	0.41mi	3/2.0 (+1)	1,215 (+5%)	19mo	$265,000	$218	52
153 Poydras Ave	0.74mi	3/1.5 (+1)	1,205 (+4%)	0mo	$150,000	$124	51
3655 Old Shell Rd #404	0.55mi	2/1.5	1,200 (+4%)	20mo	$229,900	$192	49
113 Verdun Ave	0.73mi	2/1.0	1,123 (-3%)	17mo	$111,000	$99	44
3107 Heather St	0.74mi	3/1.0 (+1)	1,064 (-8%)	10mo	$65,000	$61	35
3156 Orleans St	0.66mi	3/2.0 (+1)	1,294 (+12%)	23mo	$155,000	$120	25

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: -30.6%
• Equity multiple: -0.04×
• Total profit: $-52,279
• Equity at exit: $26,689

10-year hold

• IRR: -19.1%
• Equity multiple: -0.20×
• Total profit: $-60,208
• Equity at exit: $15,477

Cash invested: $50,120 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 10 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $246,950 ($235/sqft)
• Median days on market: 57 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -10.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36608

• Rents YoY: 6.2%
• Active inventory: 505
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$350
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-443

Break-even live

Break-even rent $2,009

Max offer price $114,835

Occupancy floor —

Sensitivity live

Price	-10% $-320	-5% $-382	+0% $-443	+5% $-505	+10% $-567
Rent	-10% $-558	-5% $-501	+0% $-443	+5% $-386	+10% $-329
Rate	-1.0pp $-353	-0.5pp $-398	base $-443	+0.5pp $-490	+1.0pp $-537

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: $44,750
• Closing costs: $5,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Du Rhu Dr Mobile, AL	1.0–3.0	1.0–2.0	1092	$2,322	$2.13	0d	8	0.29mi
107 Esplanade Ave Mobile, AL	3.0	2.0	1169	$1,600	$1.37	6d	1	0.54mi
3252 Orleans St Mobile, AL	2.0	1.0	900	$850	$0.94	139d	1	0.54mi
3655 Old Shell Rd Mobile, AL	2.0	1.5–2.0	1075	$1,675	$1.56	0d	12	0.59mi
3655 Old Shell Rd Unit 3655 Mobile, AL	2.0	2.0	1200	$1,850	$1.54	109d	1	0.59mi
120 Paris Ave Mobile, AL	2.0	1.0	1054	$1,150	$1.09	5d	1	0.60mi
120 Paris Ave Mobile, AL	2.0	1.0	1054	$1,150	$1.09	116d	1	0.60mi
146 Yester Oaks Dr Mobile, AL	1.0–3.0	1.0–2.5	1203	$1,324	$1.10	0d	15	0.64mi
4009 Old Shell Rd Mobile, AL	2.0	2.0	1024	$1,525	$1.49	6d	1	0.73mi
4009 Old Shell Rd Unit 6 Mobile, AL	2.0	2.0	1024	$1,550	$1.51	6d	1	0.75mi
3060 Emogene St Mobile, AL	3.0	1.0	1200	$1,400	$1.17	109d	1	0.87mi
20 Graf Dairy Dr Apt 6208 Mobile, AL	1.0	1.0	770	$1,838	$2.39	0d	1	0.98mi
55 Macks St Mobile, AL	2.0	1.0	848	$945	$1.11	116d	1	0.98mi
20 Graf Dairy Dr Mobile, AL	1.0–2.0	1.0–2.0	938	$2,320	$2.47	6d	15	1.00mi
4355 Stein Ave Unit C Mobile, AL	2.0	1.5	1200	$1,500	$1.25	116d	1	1.04mi
156 Hemley Ave Mobile, AL	3.0	1.0	936	$1,195	$1.28	139d	1	1.15mi
2861 Potter Dr Unit 1043844P Mobile, AL	3.0	2.0	1496	$2,632	$1.76	0d	1	1.18mi
4410 The Cedars Ave Mobile, AL	2.0	1.0	1232	$1,500	$1.22	139d	1	1.19mi
4410 The Cedars Ave Mobile, AL	2.0	1.0	1232	$1,500	$1.22	109d	1	1.19mi
276 S Sage Ave Mobile, AL	1.0–2.0	1.0	850	$1,055	$1.24	139d	1	1.20mi
2855 Potter Dr Mobile, AL	2.0	1.0	1127	$1,050	$0.93	139d	1	1.21mi
150 Dunn Ave Mobile, AL	3.0	2.0	1455	$1,250	$0.86	116d	1	1.22mi
3920 Berwyn Dr S Mobile, AL	1.0–3.0	1.0–2.0	1427	$1,337	$0.94	0d	33	1.22mi
2850 Exter Dr Mobile, AL	3.0	1.5	1266	$1,300	$1.03	5d	1	1.23mi
2859 Brierwood Dr Mobile, AL	3.0	1.0	1057	$1,500	$1.42	109d	1	1.33mi
168 W Collins St Mobile, AL	3.0	1.0	968	$725	$0.75	116d	1	1.34mi
3661 Airport Blvd Mobile, AL	1.0–3.0	1.0–2.0	1187	$1,440	$1.21	0d	14	1.36mi
2500 Dauphinwood Dr Mobile, AL	2.0–3.0	1.0–2.0	1250	$1,225	$0.98	0d	30	1.40mi
1030 Montlimar Dr Mobile, AL	1.0–3.0	1.0–2.0	997	$1,182	$1.18	0d	18	1.40mi
113 Randolph St Unit 1 Mobile, AL	1.0	1.0	800	$958	$1.20	116d	1	1.44mi
2850 Edgewood St Mobile, AL	2.0	1.0	816	$1,000	$1.23	116d	1	1.50mi

HOA detail $350/mo · $4,200/yr

• Likely covers: waterpoolsecurity

Listing history 50 events

1. 2026-09-24
   days on market $179,000 Active 196 DOM
2. 2026-09-22
   days on market $179,000 Active 195 DOM
3. 2026-09-21
   days on market $179,000 Active 194 DOM
4. 2026-09-20
   days on market $179,000 Active 193 DOM
5. 2026-09-19
   days on market $179,000 Active 192 DOM
6. 2026-09-18
   days on market $179,000 Active 191 DOM
7. 2026-09-17
   days on market $179,000 Active 190 DOM
8. 2026-09-16
   days on market $179,000 Active 189 DOM
9. 2026-09-15
   days on market $179,000 Active 188 DOM
10. 2026-09-14
    days on market $179,000 Active 187 DOM
11. 2026-09-13
    days on market $179,000 Active 186 DOM
12. 2026-09-12
    days on market $179,000 Active 185 DOM
13. 2026-09-11
    days on market $179,000 Active 184 DOM
14. 2026-09-05
    days on market $179,000 Active 178 DOM
15. 2026-09-04
    days on market $179,000 Active 177 DOM
16. 2026-09-03
    days on market $179,000 Active 176 DOM
17. 2026-08-31
    days on market $179,000 Active 173 DOM
18. 2026-08-30
    days on market $179,000 Active 172 DOM
19. 2026-08-29
    days on market $179,000 Active 171 DOM
20. 2026-08-28
    days on market $179,000 Active 170 DOM
21. 2026-08-27
    days on market $179,000 Active 169 DOM
22. 2026-08-26
    days on market $179,000 Active 168 DOM
23. 2026-08-25
    days on market $179,000 Active 167 DOM
24. 2026-08-24
    days on market $179,000 Active 166 DOM
25. 2026-08-23
    days on market $179,000 Active 165 DOM
26. 2026-08-22
    days on market $179,000 Active 164 DOM
27. 2026-08-21
    days on market $179,000 Active 163 DOM
28. 2026-08-20
    days on market $179,000 Active 162 DOM
29. 2026-08-19
    days on market $179,000 Active 161 DOM
30. 2026-08-18
    days on market $179,000 Active 160 DOM
31. 2026-08-17
    days on market $179,000 Active 159 DOM
32. 2026-08-16
    days on market $179,000 Active 158 DOM
33. 2026-08-15
    days on market $179,000 Active 157 DOM
34. 2026-08-14
    days on market $179,000 Active 156 DOM
35. 2026-08-13
    days on market $179,000 Active 155 DOM
36. 2026-08-12
    days on market $179,000 Active 154 DOM
37. 2026-08-11
    days on market $179,000 Active 153 DOM
38. 2026-08-10
    days on market $179,000 Active 152 DOM
39. 2026-08-09
    days on market $179,000 Active 151 DOM
40. 2026-08-08
    days on market $179,000 Active 150 DOM
41. 2026-08-07
    days on market $179,000 Active 149 DOM
42. 2026-08-06
    days on market $179,000 Active 148 DOM
43. 2026-08-05
    days on market $179,000 Active 147 DOM
44. 2026-08-04
    days on market $179,000 Active 146 DOM
45. 2026-08-03
    days on market $179,000 Active 145 DOM
46. 2026-07-31
    days on market $179,000 Active 142 DOM
47. 2026-07-30
    days on market $179,000 Active 141 DOM
48. 2026-07-29
    days on market $179,000 Active 140 DOM
49. 2026-07-27
    days on market $179,000 Active 138 DOM
50. 2026-07-25
    days on market $179,000 Active 136 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,371
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − HOA: −$4,200
• − Depreciation: −$5,207
• Taxable loss: −$8,422
• Est. tax savings @ 24.0%: +$2,021
• After-tax cash flow: $-3,300/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $28,875–$51,975 screening

This townhome requires moderate renovations, focusing on the roof and exterior, to improve its condition and value.

Repairs flagged

• Major roof shingles — severe weathering
• Moderate exterior siding — visible discoloration

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Rental replace worn carpet — new carpet improves comfort and reduces maintenance ↑
• Both repair roof shingles — major repair needed to prevent further damage ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Mary B Austin Elementary School F AL #194/627 Nat'l #17,190/41,679 Middle Cl Scarborough Model Middle School F AL #216/257 Nat'l #13,022/14,009 High Murphy High School F AL #220/305 Nat'l #15,534/17,239

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

B Composite livability gradescore 75/100

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 · 415,303 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: 11% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-10.1% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $179,000 GCMLS AL
• 2026-04-01 Price Changed $179,000 BCAR
• 2026-03-12 Price Changed $189,209 GCMLS AL
• 2026-03-12 Listed $199,000 GCMLS AL
• 2026-03-11 Listed $199,000 BCAR