3401 Baumhauer Rd · Belle Fontaine, AL 36582

$129,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 23 Days on market

Built 1984 0.68 ac lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Theodore / Fowl River location at the intersection of Baumhauer Road and Godwin Road. Two-Bedroom One Bath wood frame house on a slab will need a major renovation / repair or a tear down. Two car detached garage and metal roof. 188' on Baumhauer and 234' on Godwin. With some clearing and landscaping the lot could be beautiful. Being sold As-Is, seller will make no repairs.

Key facts

• Metal roof
• Major renovation
• Beautiful lot

Tags

• DETACHED GARAGE
• METAL ROOF
• MAJOR RENOVATION
• BEAUTIFUL LOT

Property features AI

Exterior

• Parking: Garage (2 spaces)
• Utilities: Electricity available; Natural gas available; Water available; Septic tank sewer
• Home design: Single family residence; Residential property; Subdivision: Bay View
• Construction: Wood siding exterior; Slab foundation; Metal roof; Additional garage structure(s)
• Exterior features: Private yard; Other exterior features; No fencing; View

Interior

• Kitchen: Other kitchen features; Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; Brick fireplace
• Laundry & utility: 220 volt electrical service

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.2% in Belle Fontaine — 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 57/100 on livability (#398 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, employment D, amenities F.
• 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: Theodore High School (math 10% / reading 12%, grade F, #247 of 305 statewide, top 81%, 1,280 students, 60% FRL).
• Zoned-school proficiency averages 11% at this address vs 27% district-wide (-16 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: 253 active listings in the ZIP; 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 $898 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

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 F-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. 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: 1.02% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,830
• Equity at exit: $19,369

10-year hold

• IRR: 6.9%
• Equity multiple: 1.51×
• Total profit: $18,684
• Equity at exit: $11,231

Cash invested: $36,372 (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 36582

• Home prices YoY: -19.1%
• Active inventory: 253
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $271

Break-even live

Break-even rent $981

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $345	-5% $308	+0% $271	+5% $234	+10% $198
Rent	-10% $167	-5% $219	+0% $271	+5% $324	+10% $376
Rate	-1.0pp $337	-0.5pp $304	base $271	+0.5pp $238	+1.0pp $203

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $129,900 Active 23 DOM
2. 2026-06-18
   days on market $129,900 Active 20 DOM
3. 2026-06-17
   days on market $129,900 Active 19 DOM
4. 2026-06-16
   days on market $129,900 Active 18 DOM
5. 2026-06-15
   days on market $129,900 Active 17 DOM
6. 2026-06-14
   days on market $129,900 Active 15 DOM
7. 2026-06-13
   days on market $129,900 Active 14 DOM
8. 2026-06-10
   days on market $129,900 Active 12 DOM
9. 2026-06-09
   days on market $129,900 Active 11 DOM
10. 2026-06-08
    days on market $129,900 Active 10 DOM
11. 2026-06-07
    days on market $129,900 Active 9 DOM
12. 2026-06-05
    days on market $129,900 Active 6 DOM
13. 2026-06-03
    days on market $129,900 Active 5 DOM
14. 2026-06-02
    days on market $129,900 Active 4 DOM
15. 2026-06-01
    days on market $129,900 Active 3 DOM
16. 2026-05-31
    days on market $129,900 Active 2 DOM
17. 2026-05-30
    remarks 381-char remark
18. 2026-05-30
    listed $129,900 Active 1 DOM

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$52/yr (+$4/mo · 10.9%)

ⓘ 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 10/10 Extreme 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $15,897
• − Mortgage interest: −$7,276
• − Property taxes: −$480
• − Insurance: −$650
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,779
• Taxable income: $1,169
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $2,974/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 — Belle Fontaine

• Score: 57/100
• State rank: #398
• US rank: #22301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mobile County · 246,577 people
• Metro: Mobile, AL
• Population (ZIP): 23,705
• Household income: $64,763
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 431.0

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 (73%)
• Race & ethnicity: White 73% Black 18% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -49.61%
• Current HPI: 209.7621
• 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

1 event — show timeline

• 2026-05-29 Listed $129,900 GCMLS AL

Property tax history

+2.2%/yr

Latest (2025): $480 · +0.0% YoY. Source: county tax records.