8791 Two Mile Rd · Bayou La Batre, AL 36544

$100,000

4 bd · 2.0 ba · 1,475 sqft · SingleFamily · 113 Days on market

Built 2021 Good condition 0.59 ac lot $68/sqft · 48% below area Est $194k · 48% under ↓ 23% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Condition / age +3.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedrooms 2 Bath Mobile Home sitting on a large lot is ideal for a family or as an Investment Property. The home and yard is very spacious and waiting for the new owners. This property is under a Short Sale. Sold As-Is Where-Is with No Warranties Expressed or Implied. Seller unable to make any repairs. Information is deemed reliable but is not guaranteed. Buyer and/or buyer’s agent should verify all pertinent details concerning measurements and is responsible for doing their own due diligence.

Key facts

• 0.59 acre lot
• 2 parking spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 4.4% in Bayou La Batre — 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 53/100 on livability (#493 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety D+, schools F, crime 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.
• Market conditions: 82 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.44% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.89%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (median comp): $194,073
• List price: $100,000
• Delta: -48.47%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10741 Meadow Ln W	0.74mi	5/3.0 (+1)	1,647 (+12%)	11mo	$202,500	$123	27

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: 15.8%
• Equity multiple: 1.63×
• Total profit: $17,775
• Equity at exit: $14,910

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $59,141
• Equity at exit: $8,646

Cash invested: $28,000 (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 36544

• Home prices YoY: -17.6%
• Active inventory: 82
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $534

Break-even live

Break-even rent $764

Max offer price $100,000

Occupancy floor 58%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 113 DOM
2. 2026-06-17
   days on market $100,000 Active 112 DOM
3. 2026-06-16
   days on market $100,000 Active 111 DOM
4. 2026-06-15
   days on market $100,000 Active 110 DOM
5. 2026-06-14
   days on market $100,000 Active 108 DOM
6. 2026-06-13
   days on market $100,000 Active 107 DOM
7. 2026-06-10
   days on market $100,000 Active 105 DOM
8. 2026-06-09
   days on market $100,000 Active 104 DOM
9. 2026-06-08
   days on market $100,000 Active 103 DOM
10. 2026-06-07
    days on market $100,000 Active 102 DOM
11. 2026-06-05
    remarks 554-char remark
12. 2026-06-05
    pricedays on market $100,000 Active 99 DOM
13. 2026-06-03
    days on market $110,000 Active 98 DOM
14. 2026-06-02
    days on market $110,000 Active 97 DOM
15. 2026-06-01
    days on market $110,000 Active 96 DOM
16. 2026-05-31
    days on market $110,000 Active 95 DOM
17. 2026-05-30
    days on market $110,000 Active 94 DOM
18. 2026-05-07
    price $120,000 505-char remark

    Show marketing remark (505 chars)

    4 Bedrooms 2 Bath Mobile Home sitting on a large lot is ideal for a family or as an Investment Property. The home and yard is very spacious and waiting for the new owners. This property is under a Short Sale. Sold As-Is Where-Is with No Warranties Expressed or Implied. Seller unable to make any repairs. Information is deemed reliable but is not guaranteed. Buyer and/or buyer’s agent should verify all pertinent details concerning measurements and is responsible for doing their own due diligence.

19. 2026-04-17
    price $125,000 505-char remark

    Show marketing remark (505 chars)

    4 Bedrooms 2 Bath Mobile Home sitting on a large lot is ideal for a family or as an Investment Property. The home and yard is very spacious and waiting for the new owners. This property is under a Short Sale. Sold As-Is Where-Is with No Warranties Expressed or Implied. Seller unable to make any repairs. Information is deemed reliable but is not guaranteed. Buyer and/or buyer’s agent should verify all pertinent details concerning measurements and is responsible for doing their own due diligence.

20. 2026-03-31
    price $135,000 505-char remark

    Show marketing remark (505 chars)

    4 Bedrooms 2 Bath Mobile Home sitting on a large lot is ideal for a family or as an Investment Property. The home and yard is very spacious and waiting for the new owners. This property is under a Short Sale. Sold As-Is Where-Is with No Warranties Expressed or Implied. Seller unable to make any repairs. Information is deemed reliable but is not guaranteed. Buyer and/or buyer’s agent should verify all pertinent details concerning measurements and is responsible for doing their own due diligence.

21. 2026-03-12
    price $145,000 505-char remark

    Show marketing remark (505 chars)

    4 Bedrooms 2 Bath Mobile Home sitting on a large lot is ideal for a family or as an Investment Property. The home and yard is very spacious and waiting for the new owners. This property is under a Short Sale. Sold As-Is Where-Is with No Warranties Expressed or Implied. Seller unable to make any repairs. Information is deemed reliable but is not guaranteed. Buyer and/or buyer’s agent should verify all pertinent details concerning measurements and is responsible for doing their own due diligence.

22. 2026-02-25
    listed $155,000 Active 505-char remark

    Show marketing remark (505 chars)

    4 Bedrooms 2 Bath Mobile Home sitting on a large lot is ideal for a family or as an Investment Property. The home and yard is very spacious and waiting for the new owners. This property is under a Short Sale. Sold As-Is Where-Is with No Warranties Expressed or Implied. Seller unable to make any repairs. Information is deemed reliable but is not guaranteed. Buyer and/or buyer’s agent should verify all pertinent details concerning measurements and is responsible for doing their own due diligence.

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $445 · $37/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,274
• − Mortgage interest: −$5,602
• − Property taxes: −$445
• − Insurance: −$500
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,909
• Taxable income: $5,054
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $5,195/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 · 6 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with minimal repairs needed. It offers a spacious layout and is ideal for a family or investment property. Upgrading the exterior and interior, as well as adding modern amenities, can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — A well-maintained yard and landscaping can significantly increase curb appeal and property value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's appeal.
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can attract more buyers and increase the home's appeal.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Adding a deck or patio area — An outdoor living space can increase the home's appeal and value, especially for rental properties.
• Resale Upgrading the flooring in the kitchen and bathrooms — Modern flooring can enhance the home's appeal and attract more buyers.
• Both Upgrading the lighting fixtures — Modern lighting can improve the home's ambiance and increase its appeal, benefiting both resale and rental value.
• Both Upgrading the exterior siding and trim — Fresh siding and trim can enhance the home's curb appeal and increase its value, benefiting both resale and rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — A well-maintained yard and landscaping can significantly increase curb appeal and property value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's appeal. ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can attract more buyers and increase the home's appeal. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Adding a deck or patio area — An outdoor living space can increase the home's appeal and value, especially for rental properties. ↑
• Resale Upgrading the flooring in the kitchen and bathrooms — Modern flooring can enhance the home's appeal and attract more buyers. ↑
• Both Upgrading the lighting fixtures — Modern lighting can improve the home's ambiance and increase its appeal, benefiting both resale and rental value. ↑
• Both Upgrading the exterior siding and trim — Fresh siding and trim can enhance the home's curb appeal and increase its value, benefiting both resale and rental properties. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Bayou La Batre

• Score: 53/100
• State rank: #493
• US rank: #24654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,462
• Population (ZIP): 10,800

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 (79%)
• Race & ethnicity: White 79% Asian 8% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Serbian 1% Italian 1%
• Foreign-born: 7% · Vietnam, Canada
• Languages at home: 90% English-only · Vietnamese 6% Other Asian/Pacific 2% Spanish 2%

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: ▼ -44.84%
• Current HPI: 210.5625
• Rent YoY: —
• Metro: —
• 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

-22.6% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $120,000 GCMLS AL
• 2026-04-17 Price Changed $125,000 GCMLS AL
• 2026-03-31 Price Changed $135,000 GCMLS AL
• 2026-03-12 Price Changed $145,000 GCMLS AL
• 2026-02-25 Listed $155,000 GCMLS AL

Property tax history

+16.4%/yr

Latest (2025): $445 · +4.3% YoY. Source: county tax records.