4723 Campanella Dr N · Mobile, AL 36582

$205,000

3 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 48 Days on market

Built 2008 $143/sqft · 9% above area Est $185k · 11% over ↓ 24% 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).

• Cash flow +16.7/30.0
• DSCR +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

VALUE RANGE PRICING. SELLER TO CONSIDER OFFERS FROM 190,000 TO 205,000. THE LOWER AND UPPER VALUE RANGES OF THE MARKET. This well-maintained home offers the perfect combination of comfort and convenience, located just minutes from I-10 and some of the area's best dining and shopping options. The open-concept living area creates a warm and inviting space, allowing everyone to stay connected whether relaxing in the living room or gathered in the kitchen. The spacious primary suite features an en-suite bath complete with a large garden tub, while the additional bedrooms are generously sized with easy access to the second bathroom. Enjoy peaceful mornings or evenings relaxing on the front porch overlooking the quiet surroundings. Recent updates include a NEW roof (2025), NEW water heater (2025), updated bathroom vanities and fixtures, butcher block epoxy countertops, stylish kitchen backsplash, recessed bathroom lighting, new front and rear doors, new columns, and updated receptacles throughout. Situated on a deep lot, this move-in-ready home offers both charm and functionality with modern improvements already completed.

Key facts

• Refreshed bathrooms
• Updated kitchen
• New countertops

Tags

• REMODELED HOME
• UPDATED KITCHEN
• NEW COUNTERTOPS
• REFRESHED BATHROOMS
• NEW VANITIES
• UPDATED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $127 ($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 $169k (17.5% below list).
• Recommended offer: $169k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: schools D-, 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.
• Market conditions: 250 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 ($65k/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 $6k 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 48 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; list at $205k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,206 (17.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (median comp): $185,427
• List price: $205,000
• Delta: 10.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7695 Bowers Ln	0.51mi	2/2.0 (-1)	1,475 (+3%)	4mo	$42,500	$29	59
7615 Kelcey Ct	0.74mi	3/2.0	1,454 (+2%)	9mo	$225,000	$155	51
7535 Bowers Ln	0.40mi	3/1.5	1,235 (-14%)	11mo	$40,000	$32	48
7575 Kelcey Ct	0.71mi	3/2.0	1,525 (+7%)	6mo	$249,232	$163	47
7560 Kelcey Ct	0.72mi	3/2.0	1,525 (+7%)	8mo	$178,000	$117	44
5140 Willard Dr N	0.70mi	3/2.0	1,525 (+7%)	15mo	$249,150	$163	40
7605 Kelcey Ct	0.73mi	3/2.0	1,225 (-14%)	12mo	$199,000	$162	28
5219 Willard Dr N	0.73mi	4/2.0 (+1)	1,635 (+14%)	8mo	$257,232	$157	26
5148 Willard Dr S	0.75mi	4/2.0 (+1)	1,635 (+14%)	9mo	$250,900	$153	25
5160 Willard Dr N	0.70mi	4/2.0 (+1)	1,635 (+14%)	14mo	$249,232	$152	24
5150 Willard Dr N	0.70mi	4/2.0 (+1)	1,635 (+14%)	15mo	$254,050	$155	22
5130 Willard Dr N	0.70mi	4/2.0 (+1)	1,635 (+14%)	16mo	$256,050	$157	21

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-25,250
• Equity at exit: $30,566

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-12,008
• Equity at exit: $17,725

Cash invested: $57,400 (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 36582

• Home prices YoY: -19.1%
• Active inventory: 250
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $127

Break-even live

Break-even rent $1,532

Max offer price $205,000

Occupancy floor 88%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7669 Willard Ct Theodore, AL	3.0	2.0	1475	$1,700	$1.15	13d	1	0.84mi

Listing history 22 events

1. 2026-06-18
   days on market $205,000 Active 48 DOM
2. 2026-06-17
   days on market $205,000 Active 47 DOM
3. 2026-06-16
   days on market $205,000 Active 46 DOM
4. 2026-06-15
   days on market $205,000 Active 45 DOM
5. 2026-06-14
   days on market $205,000 Active 43 DOM
6. 2026-06-13
   days on market $205,000 Active 42 DOM
7. 2026-06-10
   days on market $205,000 Active 40 DOM
8. 2026-06-09
   days on market $205,000 Active 39 DOM
9. 2026-06-09
   pricedays on marketlisting id $205,000 Active 38 DOM
10. 2026-06-08
    days on market $190,205 Active 6 DOM

    Show marketing remark (1135 chars)

    VALUE RANGE PRICING. SELLER TO CONSIDER OFFERS FROM 190,000 TO 205,000. THE LOWER AND UPPER VALUE RANGES OF THE MARKET. This well-maintained home offers the perfect combination of comfort and convenience, located just minutes from I-10 and some of the area's best dining and shopping options. The open-concept living area creates a warm and inviting space, allowing everyone to stay connected whether relaxing in the living room or gathered in the kitchen. The spacious primary suite features an en-suite bath complete with a large garden tub, while the additional bedrooms are generously sized with easy access to the second bathroom. Enjoy peaceful mornings or evenings relaxing on the front porch overlooking the quiet surroundings. Recent updates include a NEW roof (2025), NEW water heater (2025), updated bathroom vanities and fixtures, butcher block epoxy countertops, stylish kitchen backsplash, recessed bathroom lighting, new front and rear doors, new columns, and updated receptacles throughout. Situated on a deep lot, this move-in-ready home offers both charm and functionality with modern improvements already completed.

11. 2026-06-07
    days on market $190,205 Active 5 DOM
12. 2026-06-05
    days on market $190,205 Active 2 DOM
13. 2026-06-03
    pricedays on marketlisting id $190,205 Active 1 DOM
14. 2026-06-02
    days on market $205,000 Active 32 DOM

    Show marketing remark (1135 chars)

    VALUE RANGE PRICING. SELLER TO CONSIDER OFFERS FROM 190,000 TO 205,000. THE LOWER AND UPPER VALUE RANGES OF THE MARKET. This well-maintained home offers the perfect combination of comfort and convenience, located just minutes from I-10 and some of the area's best dining and shopping options. The open-concept living area creates a warm and inviting space, allowing everyone to stay connected whether relaxing in the living room or gathered in the kitchen. The spacious primary suite features an en-suite bath complete with a large garden tub, while the additional bedrooms are generously sized with easy access to the second bathroom. Enjoy peaceful mornings or evenings relaxing on the front porch overlooking the quiet surroundings. Recent updates include a NEW roof (2025), NEW water heater (2025), updated bathroom vanities and fixtures, butcher block epoxy countertops, stylish kitchen backsplash, recessed bathroom lighting, new front and rear doors, new columns, and updated receptacles throughout. Situated on a deep lot, this move-in-ready home offers both charm and functionality with modern improvements already completed.

15. 2026-06-01
    days on market $205,000 Active 31 DOM
16. 2026-05-31
    days on market $205,000 Active 30 DOM
17. 2026-05-30
    days on market $205,000 Active 29 DOM
18. 2026-04-27
    listed $205,000 Active 1006-char remark
19. 2018-02-09
    soldstatus $95,000
20. 2013-07-23
    soldstatus $74,000 381-char remark

    Show marketing remark (381 chars)

    Almost new home with great front porch. Open living area with soaring ceilings. Open dining/breakfast with galley kitchen. Large master bedroom with trey ceilings. Both baths have specialty vanities. Split plan. Bedrooms have carpet but living area is tiled for easy maintenance. Big yard and on a circle drive. This property may be subject to the Alabama Right of Redemption Laws.

21. 2013-04-25
    listed $74,000 381-char remark

    Show marketing remark (381 chars)

    Almost new home with great front porch. Open living area with soaring ceilings. Open dining/breakfast with galley kitchen. Large master bedroom with trey ceilings. Both baths have specialty vanities. Split plan. Bedrooms have carpet but living area is tiled for easy maintenance. Big yard and on a circle drive. This property may be subject to the Alabama Right of Redemption Laws.

22. 2008-03-06
    soldstatus $249,019

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $841 · $70/mo
• Expected delta: +$246/yr (+$20/mo · 41.3%)

ⓘ 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 5/10 Major
• 🌡 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: $20,305
• − Mortgage interest: −$11,483
• − Property taxes: −$595
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$5,964
• Taxable loss: −$2,011
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $2,003/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): 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

-23.6% since first listed

7 events — show timeline

• 2026-06-08 Pending — GCMLS AL
• 2026-06-02 Listed $190,205 GCMLS AL
• 2026-04-27 Listed $205,000 Fizber.com
• 2018-02-09 Sold (Public Records) $95,000 Public Records
• 2013-07-23 Sold (MLS) $74,000 BCAR
• 2013-04-25 Listed $74,000 BCAR
• 2008-03-06 Sold (Public Records) $249,019 Public Records

Property tax history

-5.6%/yr

Latest (2025): $595 · +7.6% YoY. Source: county tax records.