9796 Half Mile Rd · Grand Bay, AL 36544

$75,000

2 bd · 1.0 ba · 768 sqft · Other · 34 Days on market

0.81 ac lot $98/sqft · 39% below area Est $122k · 39% under

---

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 +9.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Situated on approximately 0.81 acres in Irvington, this 2-bedroom, 1-bath mobile home offers peaceful country living with plenty of potential! Featuring 768 square feet, this property is perfect for an investor, first-time buyer, or anyone looking for an affordable opportunity to make it their own. Inside, you'll find durable LVP flooring throughout with ceramic tile in the bathroom — plus no carpet! The kitchen features wood cabinetry, a stainless steel stove, and matching vent hood. Enjoy relaxing on the small covered front porch overlooking the tranquil setting and flat, usable land. A structure at the back of the property is currently being used as a chicken coop and is ready for

Key facts

• 0.81 acres
• Matching vent hood
• Ceramic tile

Tags

• 0.81 ACRES
• LVP FLOORING
• CERAMIC TILE
• WOOD CABINETRY
• STAINLESS STEEL STOVE
• MATCHING VENT HOOD

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Electricity available; Water available; Septic tank
• Home design: Single family residence; Residential property; Subdivision: Metes & Bounds
• Construction: Metal siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Storage; Chain link fencing; View available

Interior

• Kitchen: Electric range; Refrigerator; Cabinets (stained); Pantry
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Open floorplan; Pantry; Stained cabinets; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.5% in Grand Bay — 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 66/100 on livability (#103 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, 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: Saint Elmo Elementary School (math 22% / reading 42%, grade F, #331 of 627 statewide, top 57%, 412 students, 75% FRL); Alma Bryant High School (math 16% / reading 21%, grade F, #184 of 305 statewide, top 61%, 1,617 students, 61% FRL) — zoned schools at 68% FRL track the district average.
• 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($73k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.26%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (median comp): $122,376
• List price: $75,000
• Delta: -38.71%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.76×
• Total profit: $15,965
• Equity at exit: $11,183

10-year hold

• IRR: 27.1%
• Equity multiple: 3.38×
• Total profit: $50,019
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$13 /mo · $162/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $442

Break-even live

Break-even rent $555

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $484	-5% $463	+0% $442	+5% $421	+10% $310
Rent	-10% $354	-5% $398	+0% $442	+5% $486	+10% $530
Rate	-1.0pp $480	-0.5pp $461	base $442	+0.5pp $423	+1.0pp $403

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $75,000 Pending 34 DOM
2. 2026-06-17
   days on market $75,000 Active 34 DOM
3. 2026-06-16
   days on market $75,000 Active 33 DOM
4. 2026-06-15
   days on market $75,000 Active 32 DOM
5. 2026-06-14
   days on market $75,000 Active 30 DOM
6. 2026-06-13
   days on market $75,000 Active 29 DOM
7. 2026-06-10
   days on market $75,000 Active 27 DOM
8. 2026-06-09
   days on market $75,000 Active 26 DOM
9. 2026-06-08
   days on market $75,000 Active 25 DOM
10. 2026-06-07
    days on market $75,000 Active 24 DOM
11. 2026-06-05
    days on market $75,000 Active 21 DOM
12. 2026-06-03
    days on market $75,000 Active 20 DOM
13. 2026-06-02
    days on market $75,000 Active 19 DOM
14. 2026-06-01
    days on market $75,000 Active 18 DOM
15. 2026-05-31
    days on market $75,000 Active 17 DOM
16. 2026-05-30
    days on market $75,000 Active 16 DOM
17. 2026-05-14
    listed $75,000 Active 882-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: $162 · $13/mo
• Projected year-2 tax: $308 · $26/mo
• Expected delta: +$146/yr (+$12/mo · 89.8%)

ⓘ 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 ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,368
• − Mortgage interest: −$4,201
• − Property taxes: −$162
• − Insurance: −$375
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,182
• Taxable income: $4,309
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $4,270/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 — Grand Bay

• Score: 66/100
• State rank: #103
• US rank: #11625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,353
• 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

2 events — show timeline

• 2026-06-17 Pending — GCMLS AL
• 2026-05-14 Listed $75,000 GCMLS AL

Property tax history

+5.8%/yr

Latest (2025): $162 · -1.8% YoY. Source: county tax records.