8591 Sims Rd · Semmes, AL 36613

$91,500

4 bd · 2.0 ba · 2,289 sqft · SingleFamily · 44 Days on market

Built 2004 0.51 ac lot $40/sqft · 54% below area ↓ 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Large 4 bedroom 2 bath mobile home on over 1/2 acre lot in Valhalla Estates. Property features fireplace in living room and a huge walk in closet in master bedroom. Foreclosure, subject to Alabama right of redemption laws. Information and measurements taken from public records. All information and measurements must be verified by the buyer prior to closing. Listing broker makes no representations to accuracy.

Key facts

• Huge walk in closet
• Over 1/2 acre lot
• 0.51 acre lot

Tags

• FIREPLACE IN LIVING ROOM
• HUGE WALK IN CLOSET
• OVER 1/2 ACRE LOT

Property features AI

Finance

• Other: Not in a land lease; Located in the Valhalla Estates subdivision

Exterior

• Parking: Driveway
• Utilities: Electricity available (110V and 220V); Water available; Septic tank sewer
• Home design: Single family residence; Residential property; Views available
• Construction: Vinyl siding; Shingle roof; Built in 2004; No foundation details listed
• Exterior features: No notable exterior features listed; No fencing; No pool or spa

Interior

• Kitchen: Appliances: Other
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 5.3% in Semmes — 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 60/100 on livability (#311 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Indian Springs Elementary School (math 12% / reading 27%, grade F, #467 of 627 statewide, top 76%, 368 students, 75% FRL); Mary G Montgomery High School (math 13% / reading 18%, grade F, #211 of 305 statewide, top 69%, 1,965 students, 53% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 92 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $633 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,755 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 18.83%
• Cash-on-cash: 44.78%
• DSCR: 2.99
• GRM: 4.0

CMA / ARV

• ARV (median comp): $198,835
• List price: $91,500
• Delta: -53.98%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8701-A Rosemary Rd	0.49mi	4/3.0	2,348 (+3%)	21mo	$215,000	$92	52
5601 Brook Dr	0.47mi	4/2.0	2,560 (+12%)	22mo	$265,000	$104	40

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: 41.8%
• Equity multiple: 2.80×
• Total profit: $46,037
• Equity at exit: $13,643

10-year hold

• IRR: 48.0%
• Equity multiple: 5.62×
• Total profit: $118,385
• Equity at exit: $7,911

Cash invested: $25,620 (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 36613

• Home prices YoY: -23.9%
• Active inventory: 92
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$480
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $956

Break-even live

Break-even rent $685

Max offer price $91,500

Occupancy floor 45%

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: $22,875
• Closing costs: $2,745
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6208 Marlin Dr Eight Mile, AL	3.0	2.0	1595	$1,895	$1.19	44d	1	1.06mi

Listing history 17 events

1. 2026-06-18
   days on market $91,500 Active 44 DOM
2. 2026-06-17
   days on market $91,500 Active 43 DOM
3. 2026-06-16
   days on market $91,500 Active 42 DOM
4. 2026-06-15
   days on market $91,500 Active 41 DOM
5. 2026-06-14
   days on market $91,500 Active 39 DOM
6. 2026-06-13
   days on market $91,500 Active 38 DOM
7. 2026-06-10
   pricedays on market $91,500 Active 36 DOM
8. 2026-06-09
   days on market $96,200 Active 35 DOM
9. 2026-06-08
   days on market $96,200 Active 34 DOM
10. 2026-06-07
    days on market $96,200 Active 33 DOM
11. 2026-06-05
    days on market $96,200 Active 30 DOM
12. 2026-06-03
    days on market $96,200 Active 29 DOM
13. 2026-06-02
    days on market $96,200 Active 28 DOM
14. 2026-06-01
    days on market $96,200 Active 27 DOM
15. 2026-05-31
    days on market $96,200 Active 26 DOM
16. 2026-05-30
    days on market $96,200 Active 25 DOM
17. 2026-05-06
    listed $96,200 Active 412-char remark

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $375 · $31/mo
• Expected delta: +$99/yr (+$8/mo · 35.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 20 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: $22,740
• − Mortgage interest: −$5,125
• − Property taxes: −$276
• − Insurance: −$458
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$2,662
• Taxable income: $10,580
• Est. tax owed @ 24.0%: −$2,539
• After-tax cash flow: $8,933/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 — Semmes

• Score: 60/100
• State rank: #311
• US rank: #19360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,082

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: Majority Black (52%)
• Race & ethnicity: Black 52% White 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -65.49%
• Current HPI: 208.8677
• 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

-4.9% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $91,500 GCMLS AL
• 2026-05-06 Listed $96,200 GCMLS AL

Property tax history

+0.9%/yr

Latest (2025): $276 · -3.7% YoY. Source: county tax records.