2861 Summit Dr W · Semmes, AL 36618

$167,900

2 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 105 Days on market

Built 1990 0.35 ac lot $146/sqft · at area comps Est $164k · at est.

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Why this score? — see what drove the D- 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 +13.7/30.0
• ARV discount +6.5/15.0
• DSCR +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cute ranch style home conveniently located near schools, shopping, and restaurants. This property offers a great layout that provides comfortable living and an easy flow throughout the home. Enjoy relaxing on the inviting front porch, perfect for morning coffee or unwinding in the evenings. The home also features a detached garage, providing additional space for parking, storage, or a workshop. Major updates include a new roof installed in 2023 and a new HVAC system in 2024, offering added peace of mind for the next owner. With its convenient location, functional layout, and recent updates, this home is a must-see. Schedule your showing today! Buyer/buyer's agent to verify all information deemed important.

Key facts

• Inviting front porch
• Ranch style home
• Convenient location

Tags

• RANCH STYLE HOME
• DETACHED GARAGE
• NEW ROOF
• NEW HVAC SYSTEM
• INVITING FRONT PORCH
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-54 ($-644/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (24.1% below list).
• Recommended offer: $127k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Semmes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D-, crime F, amenities 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: 99 active listings in the ZIP; 2 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 $5k 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 105 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $127,404 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (median comp): $164,346
• List price: $167,900
• Delta: 2.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-30,666
• Equity at exit: $25,034

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-31,276
• Equity at exit: $14,517

Cash invested: $47,012 (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 36618

• Home prices YoY: -22.8%
• Active inventory: 99
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$880
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-54

Break-even live

Break-even rent $1,342

Max offer price $158,422

Occupancy floor 99%

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3475 Denmark Rd Unit A Mobile, AL	2.0	2.5	1100	$1,500	$1.36	43d	1	0.84mi
3412 Laverne Dr E Mobile, AL	2.0	1.0	1000	$1,275	$1.27	21d	1	1.29mi

Listing history 24 events

1. 2026-06-18
   days on market $167,900 Active 105 DOM
2. 2026-06-17
   days on market $167,900 Active 104 DOM
3. 2026-06-16
   days on market $167,900 Active 103 DOM
4. 2026-06-15
   days on market $167,900 Active 102 DOM
5. 2026-06-14
   days on market $167,900 Active 100 DOM
6. 2026-06-13
   days on market $167,900 Active 99 DOM
7. 2026-06-10
   days on market $167,900 Active 97 DOM
8. 2026-06-09
   days on market $167,900 Active 96 DOM
9. 2026-06-08
   days on market $167,900 Active 95 DOM
10. 2026-06-07
    days on market $167,900 Active 94 DOM
11. 2026-06-05
    days on market $167,900 Active 91 DOM
12. 2026-06-03
    days on market $167,900 Active 90 DOM
13. 2026-06-02
    days on market $167,900 Active 89 DOM
14. 2026-06-01
    days on market $167,900 Active 88 DOM
15. 2026-05-31
    days on market $167,900 Active 87 DOM
16. 2026-05-30
    days on market $167,900 Active 86 DOM
17. 2026-04-22
    price $167,900 731-char remark

    Show marketing remark (731 chars)

    Welcome to this cute ranch style home conveniently located near schools, shopping, and restaurants. This property offers a great layout that provides comfortable living and an easy flow throughout the home. Enjoy relaxing on the inviting front porch, perfect for morning coffee or unwinding in the evenings. The home also features a detached garage, providing additional space for parking, storage, or a workshop. Major updates include a new roof installed in 2023 and a new HVAC system in 2024, offering added peace of mind for the next owner. With its convenient location, functional layout, and recent updates, this home is a must-see. Schedule your showing today! Buyer/buyer's agent to verify all information deemed important.

18. 2026-03-05
    listed $169,900 Active 731-char remark

    Show marketing remark (731 chars)

    Welcome to this cute ranch style home conveniently located near schools, shopping, and restaurants. This property offers a great layout that provides comfortable living and an easy flow throughout the home. Enjoy relaxing on the inviting front porch, perfect for morning coffee or unwinding in the evenings. The home also features a detached garage, providing additional space for parking, storage, or a workshop. Major updates include a new roof installed in 2023 and a new HVAC system in 2024, offering added peace of mind for the next owner. With its convenient location, functional layout, and recent updates, this home is a must-see. Schedule your showing today! Buyer/buyer's agent to verify all information deemed important.

19. 2024-02-08
    soldstatus $148,300
20. 2024-02-06
    soldstatus $148,300 Closed 806-char remark

    Show marketing remark (806 chars)

    Welcome to 2861 Summit Dr. W. This spacious home is a refreshing delight to view. The interior is freshly painted throughout with neutral tones complimenting the new laminate and tile flooring. Enjoy your morning coffee on the welcoming front porch that spans the length of the front of the home. Upon entry, the beauty of the floors capture your eye as they flow throughout the hallway and bedrooms. The bathrooms have been updated with new fixtures, countertops and tile flooring. The kitchen includes all new appliances, painted cabinets and new countertops. In addition, the roof was installed in 2023. This home offers a fantastic space and is situated on a large lot and also includes a double garage or workshop. Make an appointment today with your favorite realtor to view this great home.

21. 2024-01-17
    status Pending 806-char remark

    Show marketing remark (806 chars)

    Welcome to 2861 Summit Dr. W. This spacious home is a refreshing delight to view. The interior is freshly painted throughout with neutral tones complimenting the new laminate and tile flooring. Enjoy your morning coffee on the welcoming front porch that spans the length of the front of the home. Upon entry, the beauty of the floors capture your eye as they flow throughout the hallway and bedrooms. The bathrooms have been updated with new fixtures, countertops and tile flooring. The kitchen includes all new appliances, painted cabinets and new countertops. In addition, the roof was installed in 2023. This home offers a fantastic space and is situated on a large lot and also includes a double garage or workshop. Make an appointment today with your favorite realtor to view this great home.

22. 2024-01-05
    listed $141,800 Active 806-char remark

    Show marketing remark (806 chars)

    Welcome to 2861 Summit Dr. W. This spacious home is a refreshing delight to view. The interior is freshly painted throughout with neutral tones complimenting the new laminate and tile flooring. Enjoy your morning coffee on the welcoming front porch that spans the length of the front of the home. Upon entry, the beauty of the floors capture your eye as they flow throughout the hallway and bedrooms. The bathrooms have been updated with new fixtures, countertops and tile flooring. The kitchen includes all new appliances, painted cabinets and new countertops. In addition, the roof was installed in 2023. This home offers a fantastic space and is situated on a large lot and also includes a double garage or workshop. Make an appointment today with your favorite realtor to view this great home.

23. 2021-09-23
    soldstatus $69,000
24. 2008-10-07
    soldstatus $88,888

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$170/yr (+$14/mo · 32.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°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: $15,288
• − Mortgage interest: −$9,405
• − Property taxes: −$519
• − Insurance: −$1,637
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$4,884
• Taxable loss: −$3,603
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $221/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

• County: Mobile County · 246,577 people
• Metro: Mobile, AL
• Population (ZIP): 17,892
• Household income: $61,550
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 542.0

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 Black (65%)
• Race & ethnicity: Black 65% White 27% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Romanian 0%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 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: ▼ -64.54%
• Current HPI: 218.7133
• Rent YoY: —
• 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

+88.9% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $167,900 GCMLS AL
• 2026-03-05 Listed $169,900 GCMLS AL
• 2024-02-08 Sold (Public Records) $148,300 Public Records
• 2024-02-06 Sold (MLS) $148,300 GCMLS AL
• 2024-01-17 Pending — GCMLS AL
• 2024-01-05 Listed $141,800 GCMLS AL
• 2021-09-23 Sold (Public Records) $69,000 Public Records
• 2008-10-07 Sold (Public Records) $88,888 Public Records

Property tax history

-0.9%/yr

Latest (2025): $519 · -29.3% YoY. Source: county tax records.