3080 Beth Ct · Semmes, AL 36575

$189,900

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 44 Days on market

Built 2003 0.44 ac lot $149/sqft · 11% below area Est $213k · 11% under ↓ 5% since listing

---

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 +26.6/30.0
• ARV discount +12.4/15.0
• DSCR +9.1/10.0
• 1% rule +5.8/10.0
• 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

Welcome to 3080 Beth Ct — a beautifully renovated 3-bedroom, 2-bath cottage tucked away on a peaceful cul-de-sac! Situated on nearly a half-acre lot and backing up to Martin’s Nursery, this home offers both privacy and convenience. Inside, you’ll find fresh updates throughout, including luxury vinyl plank flooring in the main living areas and new carpet in all bedrooms. The kitchen features ample amount of cabinet and countertop space, brand-new stainless-steel appliances, and elegant quartz countertops. A separate dining area provides the perfect space for everyday meals or entertaining guests. Additional upgrades include new light fixtures, ceiling fans, and a new centra

Key facts

• Half-acre lot
• New carpet
• Separate dining area

Tags

• HALF-ACRE LOT
• BACKS UP TO MARTIN'S NURSERY
• LUXURY VINYL PLANK FLOORING
• NEW CARPET
• ELEGANT QUARTZ COUNTERTOPS
• SEPARATE DINING AREA

Property features AI

Finance

• Other: Not on land lease; Not waterfront; Subdivision: Lovehaven

Exterior

• Parking: Driveway
• Utilities: Electricity available; Water available; Electric service: Other; Sewer: Other
• Home design: Single family residence; Residential property; Built in 2003; Slab foundation; Shingle roof; Vinyl siding
• Construction: Vinyl siding construction; Shingle roof; Slab foundation; Built in 2003; Window treatments
• Exterior features: No exterior-specific features listed; No fencing; View

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Stone countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Disappearing attic stairs; His and hers closets; Separate dining room; Cabinets stain and stone countertops; No fireplace
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Semmes Elementary School (math 37% / reading 63%, grade D+, #119 of 627 statewide, top 19%, 546 students, 51% 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 average 52% FRL vs 67% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 185 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 $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 44 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $184,203 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.08% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (median comp): $212,849
• List price: $189,900
• Delta: -10.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3069 Gregory Ct	0.08mi	3/2.0	1,235 (-3%)	10mo	$204,000	$165	84

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,587
• Equity at exit: $28,315

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $25,369
• Equity at exit: $16,419

Cash invested: $53,172 (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 36575

• Home prices YoY: -21.8%
• Active inventory: 185
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$79
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $380

Break-even live

Break-even rent $1,569

Max offer price $189,900

Occupancy floor 76%

Sensitivity live

Price	-10% $487	-5% $434	+0% $380	+5% $326	+10% $272
Rent	-10% $218	-5% $299	+0% $380	+5% $461	+10% $542
Rate	-1.0pp $476	-0.5pp $428	base $380	+0.5pp $331	+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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9340 Roberts Ln W Semmes, AL	3.0	2.0	1606	$2,050	$1.28	44d	1	0.49mi

Listing history 18 events

1. 2026-06-21
   days on market $189,900 Active 44 DOM
2. 2026-06-18
   days on market $189,900 Active 41 DOM
3. 2026-06-17
   days on market $189,900 Active 40 DOM
4. 2026-06-16
   days on market $189,900 Active 39 DOM
5. 2026-06-15
   days on market $189,900 Active 38 DOM
6. 2026-06-14
   days on market $189,900 Active 36 DOM
7. 2026-06-13
   pricedays on market $189,900 Active 35 DOM
8. 2026-06-10
   days on market $194,900 Active 33 DOM
9. 2026-06-09
   days on market $194,900 Active 32 DOM
10. 2026-06-08
    days on market $194,900 Active 31 DOM
11. 2026-06-07
    days on market $194,900 Active 30 DOM
12. 2026-06-05
    days on market $194,900 Active 27 DOM
13. 2026-06-03
    days on market $194,900 Active 26 DOM
14. 2026-06-02
    days on market $194,900 Active 25 DOM
15. 2026-06-01
    days on market $194,900 Active 24 DOM
16. 2026-05-31
    days on market $194,900 Active 23 DOM
17. 2026-05-30
    days on market $194,900 Active 22 DOM
18. 2026-05-08
    listed $199,900 Active 1158-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: $472 · $39/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$306/yr (+$26/mo · 64.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $24,600
• − Mortgage interest: −$10,637
• − Property taxes: −$472
• − Insurance: −$2,452
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$5,524
• Taxable income: $1,578
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $4,181/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): 22,444

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 (73%)
• Race & ethnicity: White 73% Black 19% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Vietnamese 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: ▼ -60.58%
• Current HPI: 217.5112
• 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

-5.0% since first listed

3 events — show timeline

• 2026-06-10 Price Changed $189,900 GCMLS AL
• 2026-05-26 Price Changed $194,900 GCMLS AL
• 2026-05-08 Listed $199,900 GCMLS AL

Property tax history

+2.6%/yr

Latest (2025): $472 · -1.2% YoY. Source: county tax records.