7650 Evergreen Cir · Mobile, AL 36695

$220,500

5 bd · 2.5 ba · 2,934 sqft · SingleFamily public records · 71 Days on market

Built 1972 1.00 ac lot $75/sqft · 47% below area Est $417k · 47% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Diamond in the rough in Cottage Hill Estates. 2-story all-brick on 1 ACRE. 5BR/2.5BA, nearly 3,000 sqft. Needs some TLC — . Solid bones: brick construction, crown molding, built-in wet bar, formal dining, spacious kitchen. Detached 2-car garage w/ full workshop + greenhouse. Renovated comps in area selling $350K+. Outstanding equity opportunity in one of West Mobile's most convenient locations. Alabama Right of Redemption Laws may apply. The U.S. Dept. of Housing and Urban Development-HUD owns the property. HUD Case#011-559537 Insurability Code is "INSURABLE WITH REPAIR ESCROW,(IN) Subject to Buyer's Appraisal. Seller makes no representations or warranties as to property condition. HUD Homes are Sold AS-IS. Equal Housing Opportunity. ALL Bids online on hudhomestore.gov

Key facts

• Formal dining
• Spacious kitchen
• Brick construction

Tags

• BRICK CONSTRUCTION
• CROWN MOLDING
• BUILT-IN WET BAR
• FORMAL DINING
• SPACIOUS KITCHEN
• DETACHED 2-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 557 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 38% 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 $7k 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 71 days — a 6% lower offer ($207k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,270 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $416,757
• List price: $220,500
• Delta: -47.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7599 Highland Pl	0.35mi	4/3.0 (-1)	2,900 (-1%)	5mo	$432,000	$149	70
7436 Mallard Dr	0.61mi	5/3.0	2,921 (-0%)	10mo	$370,000	$127	60
7615 Cumberland Ct	0.25mi	5/3.0	2,535 (-14%)	5mo	$370,000	$146	60
7496 Mallard Dr N	0.41mi	5/3.0	3,072 (+5%)	14mo	$505,000	$164	60
7356 Mallard Dr	0.38mi	4/3.0 (-1)	2,907 (-1%)	21mo	$465,000	$160	56
7495 Mallard Dr N	0.43mi	4/3.0 (-1)	3,219 (+10%)	1mo	$510,000	$158	56
7387 Mallard Dr	0.46mi	4/3.0 (-1)	2,903 (-1%)	18mo	$385,000	$133	55
2691 Shanandoah Ct E	0.32mi	4/3.5 (-1)	3,162 (+8%)	12mo	$460,000	$145	53
7510 Cumberland Ct	0.33mi	4/2.5 (-1)	2,589 (-12%)	12mo	$350,000	$135	50
7608 Highland Pl	0.34mi	4/3.0 (-1)	2,526 (-14%)	7mo	$340,000	$135	48
7515 Cumberland Ct	0.35mi	4/2.5 (-1)	2,673 (-9%)	24mo	$380,000	$142	44
2041 Ridgeline Dr	0.67mi	4/2.0 (-1)	2,600 (-11%)	20mo	$300,000	$115	26

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: -8.0%
• Equity multiple: 0.72×
• Total profit: $-17,590
• Equity at exit: $32,877

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-10,211
• Equity at exit: $19,065

Cash invested: $61,740 (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: 557
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,430 medium
• Mortgage (P&I): −$1,156
• Tax est. 1.5%: −$276 /mo · $3,308/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $396

Break-even live

Break-even rent $1,929

Max offer price $220,500

Occupancy floor 79%

Sensitivity live

Price	-10% $548	-5% $472	+0% $396	+5% $320	+10% $244
Rent	-10% $204	-5% $300	+0% $396	+5% $492	+10% $588
Rate	-1.0pp $507	-0.5pp $452	base $396	+0.5pp $339	+1.0pp $281

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: $55,125
• Closing costs: $6,615
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1997 Bradshire Dr Mobile, AL	4.0	3.0	2834	$2,200	$0.78	45d	1	0.96mi
2324 Abbington Dr Mobile, AL	4.0	3.0	2847	$2,300	$0.81	22d	1	1.24mi

Listing history 18 events

1. 2026-06-21
   days on market $220,500 Active 71 DOM
2. 2026-06-18
   days on market $220,500 Active 68 DOM
3. 2026-06-17
   days on market $220,500 Active 67 DOM
4. 2026-06-16
   days on market $220,500 Active 66 DOM
5. 2026-06-15
   days on market $220,500 Active 65 DOM
6. 2026-06-14
   days on market $220,500 Active 63 DOM
7. 2026-06-13
   pricedays on market $220,500 Active 62 DOM
8. 2026-06-10
   days on market $294,000 Active 60 DOM
9. 2026-06-09
   days on market $294,000 Active 59 DOM
10. 2026-06-08
    days on market $294,000 Active 58 DOM
11. 2026-06-07
    days on market $294,000 Active 57 DOM
12. 2026-06-05
    days on market $294,000 Active 54 DOM
13. 2026-06-03
    days on market $294,000 Active 53 DOM
14. 2026-06-02
    days on market $294,000 Active 52 DOM
15. 2026-06-01
    days on market $294,000 Active 51 DOM
16. 2026-05-31
    days on market $294,000 Active 50 DOM
17. 2026-05-30
    days on market $294,000 Active 49 DOM
18. 2026-04-12
    listed $294,000 Active 790-char remark

    Show marketing remark (790 chars)

    Diamond in the rough in Cottage Hill Estates. 2-story all-brick on 1 ACRE. 5BR/2.5BA, nearly 3,000 sqft. Needs some TLC — . Solid bones: brick construction, crown molding, built-in wet bar, formal dining, spacious kitchen. Detached 2-car garage w/ full workshop + greenhouse. Renovated comps in area selling $350K+. Outstanding equity opportunity in one of West Mobile's most convenient locations. Alabama Right of Redemption Laws may apply. The U.S. Dept. of Housing and Urban Development-HUD owns the property. HUD Case#011-559537 Insurability Code is "INSURABLE WITH REPAIR ESCROW,(IN) Subject to Buyer's Appraisal. Seller makes no representations or warranties as to property condition. HUD Homes are Sold AS-IS. Equal Housing Opportunity. ALL Bids online on hudhomestore.gov

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $29,163
• − Mortgage interest: −$12,351
• − Property taxes: −$3,308
• − Insurance: −$1,102
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$6,415
• Taxable income: $1,321
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $4,436/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

• 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

1 event — show timeline

• 2026-04-12 Listed $294,000 GCMLS AL