1605 Sugar Creek Dr E · Mobile, AL 36695

$324,900

4 bd · 3.5 ba · 3,874 sqft · SingleFamily public records · 21 Days on market

Built 1984 0.44 ac lot $84/sqft · 16% below area Est $371k · 12% under $15/mo HOA · 1% 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).

• Cash flow +16.2/30.0
• ARV discount +13.1/15.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Roof 2021 and hvac 2023!!! This home needs some work on the exterior and interior in several places. Buyer must be ready to tackle some projects. Downstairs there are TWO game rooms, a family room, primary bedroom, formal dining, and a large laundry. Vaulted ceilings, split brick floors, laminate floors, and an open kitchen are a few of the nice features included in this beautiful property. The primary bedroom has a huge walk-in bathroom with a separate tub and shower and walk in closets. Upstairs there are three bedrooms and a full bath with a dual vanity. The seller’s have enjoyed the ample amount of storage, walk in attic, covered front porch, sprinkler system, double garage, and g

Key facts

• Large laundry
• Roof 2021
• Walk-in bathroom

Tags

• ROOF 2021
• HVAC 2023
• TWO GAME ROOMS
• LARGE LAUNDRY
• WALK-IN BATHROOM
• SEPARATE TUB AND SHOWER

Property features AI

Finance

• Other: Subdivision: Sugar Creek
• HOA & community: Homeowners association with an annual fee of $185

Exterior

• Parking: 2-car garage; Garage faces side; Level driveway
• Utilities: Electricity available; Natural gas available; Electric: Other; Sewer: Other
• Home design: Residential single family home; View available
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built in 1984
• Exterior features: Private yard; Fenced backyard

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 4 bedrooms
• Flooring: Brick; Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: His and hers closets; Walk-in closets; Wet bar; Fireplace in family room; Separate dining room; Breakfast bar; Eat-in kitchen; Walk-in pantry; Kitchen view to family room; No basement
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $170 ($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 $281k (13.6% below list).
• Recommended offer: $281k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Rents soft (-0.4%/yr); 551 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 44% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $10k 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 21 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $185k; list at $325k implies a 75% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,676 (13.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $371,048
• List price: $324,900
• Delta: -12.44%
• 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
1517 E Ridgeland Rd	0.49mi	4/3.5	3,354 (-13%)	3mo	$460,000	$137	52
1200 Macarthur Place Ct	0.62mi	4/3.5	3,619 (-7%)	14mo	$525,000	$145	48
6220 Hickory Ln	0.44mi	5/3.0 (+1)	3,395 (-12%)	5mo	$500,000	$147	48
6805 Hunters Ct	0.56mi	4/4.5	3,550 (-8%)	12mo	$390,000	$110	46
6705 S Ridgeland Rd	0.48mi	5/3.5 (+1)	3,498 (-10%)	15mo	$416,500	$119	44
6505 Charingwood Dr	0.70mi	4/3.5	3,466 (-10%)	8mo	$425,000	$123	43
1201 Macarthur Place Ct	0.63mi	5/4.0 (+1)	3,397 (-12%)	2mo	$540,000	$159	41
6105 Macarthur Place Ct S	0.53mi	5/4.5 (+1)	4,269 (+10%)	12mo	$475,000	$111	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-50,146
• Equity at exit: $48,444

10-year hold

• IRR: -13.3%
• Equity multiple: 0.32×
• Total profit: $-61,862
• Equity at exit: $28,091

Cash invested: $90,972 (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 36695

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 551
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,807 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$193 /mo · $2,322/yr
• Insurance: −$135
• HOA: −$15
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $170

Break-even live

Break-even rent $2,592

Max offer price $324,900

Occupancy floor 89%

Sensitivity live

Price	-10% $354	-5% $262	+0% $170	+5% $78	+10% $-14
Rent	-10% $-52	-5% $59	+0% $170	+5% $281	+10% $391
Rate	-1.0pp $333	-0.5pp $252	base $170	+0.5pp $85	+1.0pp $0

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 Pine Needle Dr E Mobile, AL	5.0	2.5	2900	$3,800	$1.31	44d	1	0.64mi
1997 Bradshire Dr Mobile, AL	4.0	3.0	2834	$2,200	$0.78	44d	1	1.28mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 7 events

1. 2026-05-14
   status Pending 998-char remark
2. 2026-05-07
   price $324,900 998-char remark
3. 2026-05-04
   price $369,900 998-char remark
4. 2026-04-23
   listed $389,900 Active 998-char remark
5. 2025-08-04
   price $399,999
6. 2025-07-28
   price $410,000
7. 2015-12-02
   soldstatus $185,149

ⓘ 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: $2,322 · $193/mo
• Projected year-2 tax: $2,322 · $193/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 21 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: $33,681
• − Mortgage interest: −$18,199
• − Property taxes: −$2,322
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,694
• − Management: −$2,694
• − HOA: −$180
• − Depreciation: −$9,452
• Taxable loss: −$3,485
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $2,872/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): 52,690
• Household income: $76,040
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1619.0

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 (67%)
• Race & ethnicity: White 67% Black 23% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Arabic 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: ▼ -86.28%
• Current HPI: 193.1651
• Rent YoY: ▼ -0.41%
• 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

+75.5% since first listed

7 events — show timeline

• 2026-05-14 Pending — GCMLS AL
• 2026-05-07 Price Changed $324,900 GCMLS AL
• 2026-05-04 Price Changed $369,900 GCMLS AL
• 2026-04-23 Listed $389,900 GCMLS AL
• 2025-08-04 Price Changed $399,999 GCMLS AL
• 2025-07-28 Price Changed $410,000 GCMLS AL
• 2015-12-02 Sold (Public Records) $185,149 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,322 · +7.2% YoY. Source: county tax records.