6071 Highland Cir N · Mobile, AL 36608

$200,000

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 101 Days on market

Built 1977 3,990 sqft lot Est $242k · 17% under $100/mo HOA · 6% of rent

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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 +13.5/30.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready, Patio Home in Highland Woods! Easy access to the University of South Alabama campuses, recreational facilities, and new stadium; also centrally located close to shopping, restaurants, and West Mobile social scenes. This adorable 3 BR/2 BA townhome with double car garage(rear alley access) comes complete with all appliances, including washer & dryer! Kitchen is open to dining room and living room. The family room has eye-catching vaulted ceilings, warm-glow gas fireplace, and built in floor to ceiling bookcases. Exceptionally laid out Split-Bedroom floor plan - each spacious bedroom has its own walk-in closet, complete with extra storage space; and Master bedroom en-suite has its own private covered deck with sliding door access. Charming side-alcove patio with pergola & cozy courtyard is easily accessible from the living room or from the Den/Formal Dining Room. Bonus Home Security System. HOA includes maintenance for front yards, trash pickup, and exterior paint allowance - dues are $85/mo. AT & T Fiber Available. NEW ROOF IN 2019 per owner, exterior painted in 2018 per HOA contact. Listing Brokerage makes no claim as to the accuracy of square footage or details - Buyer and/or Buyer's Agent to verify all pertinent information pertaining to sale. Property also listed in MOBILE GULF COAST FMLS# 6998754

Key facts

• 3,990 sq ft lot
• 2 garage spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $6 ($71/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 $168k (16.2% below list).
• Recommended offer: $168k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Mobile — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Er Dickson Elementary School (math 12% / reading 40%, grade F, #409 of 627 statewide, top 65%, 1,038 students, 67% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 338 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/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 101 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 12021% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $161k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $167,599 (16.2% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $242,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6071 Highland Cir N	0.00mi	3/2.0	1,532 (0%)	1mo	$195,000	$127	99
429 Evergreen Rd	0.14mi	2/2.0 (-1)	1,448 (-6%)	4mo	$110,000	$76	76
913 Mcneil Ave	0.62mi	3/2.0	1,580 (+3%)	1mo	$282,000	$178	65
906 Louise Ave	0.59mi	3/2.0	1,602 (+5%)	0mo	$260,000	$162	65
4700 Bit & Spur Rd	0.65mi	3/2.0	1,494 (-2%)	1mo	$220,000	$147	65
909 Louise Ave	0.59mi	3/2.0	1,600 (+4%)	2mo	$265,000	$166	64
956 Louise Ave	0.68mi	3/2.0	1,500 (-2%)	3mo	$225,000	$150	62
909 Wesley Ave	0.61mi	4/2.0 (+1)	1,552 (+1%)	4mo	$240,000	$155	62
917 Louise Ave	0.63mi	3/2.0	1,585 (+4%)	5mo	$250,000	$158	61
907 Schaub Ave	0.59mi	3/2.0	1,389 (-9%)	1mo	$210,000	$151	56
958 Henckley Ave	0.70mi	3/2.0	1,631 (+6%)	1mo	$260,000	$159	56
6500 Timbers Dr	0.65mi	3/2.0	1,368 (-11%)	3mo	$220,000	$161	50

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-26,565
• Equity at exit: $29,821

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,286
• Equity at exit: $17,292

Cash invested: $56,000 (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 36608

• Rents YoY: 6.2%
• Active inventory: 338
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$83
• HOA: −$100
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $6

Break-even live

Break-even rent $1,668

Max offer price $200,000

Occupancy floor 95%

Sensitivity live

Price	-10% $119	-5% $63	+0% $6	+5% $-51	+10% $-107
Rent	-10% $-126	-5% $-60	+0% $6	+5% $72	+10% $138
Rate	-1.0pp $107	-0.5pp $57	base $6	+0.5pp $-46	+1.0pp $-99

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	44d	1	0.42mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,537	$1.27	44d	10	0.52mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	44d	1	0.75mi
4670 Rosewood Dr Mobile, AL	3.0	2.0	1192	$1,200	$1.01	14d	1	0.79mi
112 S University Blvd Mobile, AL	4.0	4.5	1472	$1,810	$1.23	14d	5	0.85mi
1056 Linlen Ave Mobile, AL	3.0	3.0	1975	$2,300	$1.16	44d	1	0.91mi
6701 Dickens Ferry Rd #30 Mobile, AL	3.0	2.5	1342	$1,395	$1.04	22d	1	0.92mi
101 Foreman Rd Mobile, AL	1.0–3.0	1.0–2.0	835	$1,279	$1.53	44d	9	0.99mi
6700 Wall St Mobile, AL	2.0–3.0	1.0–2.0	1231	$1,571	$1.28	14d	6	1.08mi
304 N University Blvd Unit 1043721P Mobile, AL	4.0	2.5	1496	$4,148	$2.77	22d	1	1.25mi
316 Syracuse St Mobile, AL	3.0	2.0	1776	$1,875	$1.06	14d	1	1.31mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	14d	2	1.32mi
6075 Grelot Rd Mobile, AL	2.0	1.0	1050	$1,215	$1.16	14d	1	1.35mi
424 Byron Ave E Mobile, AL	4.0	2.0	1917	$2,500	$1.30	22d	1	1.45mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: trashgassecurity

Listing history 12 events

1. 2026-04-20
   historical $1,650
2. 2026-04-20
   status Pending
3. 2026-04-01
   listed $1,650
4. 2026-03-31
   price $200,000
5. 2026-03-04
   price $210,000
6. 2026-01-09
   status Active
7. 2025-12-01
   historical
8. 2025-11-12
   historical $199,229
9. 2022-03-15
   soldstatus $161,000 Closed 1352-char remark

   Show marketing remark (1290 chars)

   Move-in ready, Patio Home in Highland Woods! Easy access to the University of South Alabama campuses, recreational facilities, and new stadium; also centrally located close to shopping, restaurants, and West Mobile social scenes. This adorable 3 BR/2 BA townhome with double car garage(rear alley access) comes complete with all appliances, including washer & dryer! Kitchen is open to dining room and living room. The family room has eye-catching vaulted ceilings, warm-glow gas fireplace, and built in floor to ceiling bookcases. Exceptionally laid out Split-Bedroom floor plan - each spacious bedroom has its own walk-in closet, complete with extra storage space; and Master bedroom en-suite has its own private covered deck with sliding door access. Charming side-alcove patio with pergola & cozy courtyard is easily accessible from the living room or from the Den/Formal Dining Room. Bonus Home Security System. HOA includes maintenance for front yards, trash pickup, and exterior paint allowance - dues are $85/mo. AT&T Fiber Available. NEW ROOF IN 2019 per owner, exterior painted in 2018 per HOA contact. Listing Brokerage makes no claim as to the accuracy of square footage or details - Buyer and/or Buyer's Agent to verify all pertinent information pertaining to sale.

10. 2022-03-15
    soldstatus $161,000 1290-char remark

    Show marketing remark (1290 chars)

    Move-in ready, Patio Home in Highland Woods! Easy access to the University of South Alabama campuses, recreational facilities, and new stadium; also centrally located close to shopping, restaurants, and West Mobile social scenes. This adorable 3 BR/2 BA townhome with double car garage(rear alley access) comes complete with all appliances, including washer & dryer! Kitchen is open to dining room and living room. The family room has eye-catching vaulted ceilings, warm-glow gas fireplace, and built in floor to ceiling bookcases. Exceptionally laid out Split-Bedroom floor plan - each spacious bedroom has its own walk-in closet, complete with extra storage space; and Master bedroom en-suite has its own private covered deck with sliding door access. Charming side-alcove patio with pergola & cozy courtyard is easily accessible from the living room or from the Den/Formal Dining Room. Bonus Home Security System. HOA includes maintenance for front yards, trash pickup, and exterior paint allowance - dues are $85/mo. AT&T Fiber Available. NEW ROOF IN 2019 per owner, exterior painted in 2018 per HOA contact. Listing Brokerage makes no claim as to the accuracy of square footage or details - Buyer and/or Buyer's Agent to verify all pertinent information pertaining to sale.

11. 2022-02-16
    status Pending 1352-char remark

    Show marketing remark (1352 chars)

    Move-in ready, Patio Home in Highland Woods! Easy access to the University of South Alabama campuses, recreational facilities, and new stadium; also centrally located close to shopping, restaurants, and West Mobile social scenes. This adorable 3 BR/2 BA townhome with double car garage(rear alley access) comes complete with all appliances, including washer & dryer! Kitchen is open to dining room and living room. The family room has eye-catching vaulted ceilings, warm-glow gas fireplace, and built in floor to ceiling bookcases. Exceptionally laid out Split-Bedroom floor plan - each spacious bedroom has its own walk-in closet, complete with extra storage space; and Master bedroom en-suite has its own private covered deck with sliding door access. Charming side-alcove patio with pergola & cozy courtyard is easily accessible from the living room or from the Den/Formal Dining Room. Bonus Home Security System. HOA includes maintenance for front yards, trash pickup, and exterior paint allowance - dues are $85/mo. AT & T Fiber Available. NEW ROOF IN 2019 per owner, exterior painted in 2018 per HOA contact. Listing Brokerage makes no claim as to the accuracy of square footage or details - Buyer and/or Buyer's Agent to verify all pertinent information pertaining to sale. Property also listed in MOBILE GULF COAST FMLS# 6998754

12. 2022-02-15
    listed $154,000 Active 1352-char remark

    Show marketing remark (1352 chars)

    Move-in ready, Patio Home in Highland Woods! Easy access to the University of South Alabama campuses, recreational facilities, and new stadium; also centrally located close to shopping, restaurants, and West Mobile social scenes. This adorable 3 BR/2 BA townhome with double car garage(rear alley access) comes complete with all appliances, including washer & dryer! Kitchen is open to dining room and living room. The family room has eye-catching vaulted ceilings, warm-glow gas fireplace, and built in floor to ceiling bookcases. Exceptionally laid out Split-Bedroom floor plan - each spacious bedroom has its own walk-in closet, complete with extra storage space; and Master bedroom en-suite has its own private covered deck with sliding door access. Charming side-alcove patio with pergola & cozy courtyard is easily accessible from the living room or from the Den/Formal Dining Room. Bonus Home Security System. HOA includes maintenance for front yards, trash pickup, and exterior paint allowance - dues are $85/mo. AT & T Fiber Available. NEW ROOF IN 2019 per owner, exterior painted in 2018 per HOA contact. Listing Brokerage makes no claim as to the accuracy of square footage or details - Buyer and/or Buyer's Agent to verify all pertinent information pertaining to sale. Property also listed in MOBILE GULF COAST FMLS# 6998754

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,031 · $86/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 ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,112
• − Mortgage interest: −$11,203
• − Property taxes: −$1,031
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − HOA: −$1,200
• − Depreciation: −$5,818
• Taxable loss: −$3,359
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $877/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): 38,890
• Household income: $61,146
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1823.0

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: 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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

-98.9% since first listed

12 events — show timeline

• 2026-04-20 Rental Removed $1,650 GCMLSAL
• 2026-04-20 Pending — GCMLS AL
• 2026-04-01 Listed for Rent $1,650 GCMLSAL
• 2026-03-31 Price Changed $200,000 GCMLS AL
• 2026-03-04 Price Changed $210,000 GCMLS AL
• 2026-01-09 Relisted — GCMLS AL
• 2025-12-01 Delisted — GCMLS AL
• 2025-11-12 Coming Soon $199,229 GCMLS AL
• 2022-03-15 Sold (MLS) $161,000 GCMLS AL
• 2022-03-15 Sold (MLS) $161,000 BCAR
• 2022-02-16 Pending — BCAR
• 2022-02-15 Listed $154,000 BCAR

Property tax history

+6.5%/yr

Latest (2025): $1,031 · +0.0% YoY. Source: county tax records.