3131 Pinetucky Rd N · Mobile, AL 36618

$169,500

3 bd · 1.5 ba · 1,275 sqft · SingleFamily public records · 128 Days on market

Built 2002 0.43 ac lot $133/sqft · 18% below area Est $206k · 18% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and offering $5,000 in seller concessions to help reduce buyer out-of-pocket costs, this 3 bedroom, 1.5 bath home is designed for easier ownership from day one. Big-ticket updates are already handled, including resurfaced and freshly stained wood floors in 2025, new windows, a 2021 HVAC, and a 2025 electrical panel with generator hookup. Inside, a flexible bonus room gives you space for a home office, playroom, hobby area, guest lounge, or second living space. Outside, the spacious backyard is ready for relaxing or gathering with a fire pit, hammock-friendly trees, and low-maintenance upkeep. A termite bond is in place, and ADT security equipment is installed for the buyer to activate if desired. Seller will also gift a dishwasher of similar matching appearance up to $500 at closing for the buyer to install. Convenient to groceries and everyday essentials, this home is a strong fit for first-time buyers, downsizers, or anyone looking for affordable ownership with key updates already completed.

Key facts

• 0.43 acre lot
• 3 parking spots
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (7.2% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 102 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/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 $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 128 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $170k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $149,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $205,692
• List price: $169,500
• Delta: -17.60%
• 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
2980 Lacoste Rd	0.25mi	3/1.5	1,217 (-4%)	21mo	$171,500	$141	63
6930 Ching Lynch Rd	0.65mi	3/2.0	1,328 (+4%)	2mo	$238,000	$179	59
2778 Valley Forge Dr	0.62mi	3/2.0	1,226 (-4%)	10mo	$203,000	$166	54
2831 Rebecca Dr W	0.51mi	3/2.0	1,420 (+11%)	6mo	$204,000	$144	50
2851 Pinetucky Rd	0.40mi	3/2.0	1,173 (-8%)	19mo	$172,000	$147	50
2860 Pinetucky Rd	0.38mi	3/1.0	1,384 (+8%)	20mo	$146,500	$106	49
6940 Colonial Ter	0.74mi	3/1.0	1,200 (-6%)	6mo	$152,000	$127	49
6550 Meadow Ave	0.63mi	3/2.0	1,425 (+12%)	3mo	$77,500	$54	46
6917 Colonial Ter	0.71mi	3/2.0	1,183 (-7%)	11mo	$194,500	$164	44
3181 Brackett Dr	0.51mi	4/2.0 (+1)	1,325 (+4%)	23mo	$174,000	$131	44
3354 Lacoste Rd	0.50mi	3/2.0	1,384 (+8%)	22mo	$220,000	$159	42
2848 Rebecca Dr E	0.45mi	3/2.0	1,466 (+15%)	15mo	$208,000	$142	39

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-14,523
• Equity at exit: $25,273

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,858
• Equity at exit: $14,655

Cash invested: $47,460 (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: 102
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$889
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $204

Break-even live

Break-even rent $1,314

Max offer price $169,500

Occupancy floor 82%

Sensitivity live

Price	-10% $300	-5% $252	+0% $204	+5% $156	+10% $108
Rent	-10% $80	-5% $142	+0% $204	+5% $266	+10% $328
Rate	-1.0pp $289	-0.5pp $247	base $204	+0.5pp $160	+1.0pp $116

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Lacoste Rd Mobile, AL	3.0	2.0	1530	$1,795	$1.17	45d	1	0.24mi
3412 Laverne Dr E Mobile, AL	2.0	1.0	1000	$1,275	$1.27	22d	1	0.42mi
6931 Charmingdale Dr S Mobile, AL	3.0	2.0	1544	$1,850	$1.20	45d	1	0.56mi
6931 Charmingdale Dr S Mobile, AL	3.0	2.0	1503	$1,795	$1.19	22d	1	0.56mi
6961 Charmingdale Dr S Mobile, AL	4.0	2.0	1600	$1,300	$0.81	45d	1	0.60mi
3475 Denmark Rd Unit A Mobile, AL	2.0	2.5	1100	$1,500	$1.36	45d	1	1.40mi

Listing history 28 events

1. 2026-06-21
   days on market $169,500 Active 128 DOM
2. 2026-06-18
   days on market $169,500 Active 125 DOM
3. 2026-06-17
   days on market $169,500 Active 124 DOM
4. 2026-06-16
   days on market $169,500 Active 123 DOM
5. 2026-06-15
   days on market $169,500 Active 122 DOM
6. 2026-06-14
   days on market $169,500 Active 120 DOM
7. 2026-06-13
   days on market $169,500 Active 119 DOM
8. 2026-06-10
   days on market $169,500 Active 117 DOM
9. 2026-06-09
   days on market $169,500 Active 116 DOM
10. 2026-06-08
    days on market $169,500 Active 115 DOM
11. 2026-06-07
    days on market $169,500 Active 114 DOM
12. 2026-06-05
    days on market $169,500 Active 111 DOM
13. 2026-06-03
    pricedays on market $169,500 Active 110 DOM
14. 2026-06-02
    days on market $175,500 Active 109 DOM
15. 2026-06-01
    days on market $175,500 Active 108 DOM
16. 2026-05-31
    days on market $175,500 Active 107 DOM
17. 2026-05-30
    days on market $175,500 Active 106 DOM
18. 2026-04-15
    price $175,500 1029-char remark

    Show marketing remark (1029 chars)

    Move-in ready and offering $5,000 in seller concessions to help reduce buyer out-of-pocket costs, this 3 bedroom, 1.5 bath home is designed for easier ownership from day one. Big-ticket updates are already handled, including resurfaced and freshly stained wood floors in 2025, new windows, a 2021 HVAC, and a 2025 electrical panel with generator hookup. Inside, a flexible bonus room gives you space for a home office, playroom, hobby area, guest lounge, or second living space. Outside, the spacious backyard is ready for relaxing or gathering with a fire pit, hammock-friendly trees, and low-maintenance upkeep. A termite bond is in place, and ADT security equipment is installed for the buyer to activate if desired. Seller will also gift a dishwasher of similar matching appearance up to $500 at closing for the buyer to install. Convenient to groceries and everyday essentials, this home is a strong fit for first-time buyers, downsizers, or anyone looking for affordable ownership with key updates already completed.

19. 2026-03-25
    price $189,500 1029-char remark

    Show marketing remark (1029 chars)

    Move-in ready and offering $5,000 in seller concessions to help reduce buyer out-of-pocket costs, this 3 bedroom, 1.5 bath home is designed for easier ownership from day one. Big-ticket updates are already handled, including resurfaced and freshly stained wood floors in 2025, new windows, a 2021 HVAC, and a 2025 electrical panel with generator hookup. Inside, a flexible bonus room gives you space for a home office, playroom, hobby area, guest lounge, or second living space. Outside, the spacious backyard is ready for relaxing or gathering with a fire pit, hammock-friendly trees, and low-maintenance upkeep. A termite bond is in place, and ADT security equipment is installed for the buyer to activate if desired. Seller will also gift a dishwasher of similar matching appearance up to $500 at closing for the buyer to install. Convenient to groceries and everyday essentials, this home is a strong fit for first-time buyers, downsizers, or anyone looking for affordable ownership with key updates already completed.

20. 2026-03-12
    price $199,500 1029-char remark

    Show marketing remark (1029 chars)

    Move-in ready and offering $5,000 in seller concessions to help reduce buyer out-of-pocket costs, this 3 bedroom, 1.5 bath home is designed for easier ownership from day one. Big-ticket updates are already handled, including resurfaced and freshly stained wood floors in 2025, new windows, a 2021 HVAC, and a 2025 electrical panel with generator hookup. Inside, a flexible bonus room gives you space for a home office, playroom, hobby area, guest lounge, or second living space. Outside, the spacious backyard is ready for relaxing or gathering with a fire pit, hammock-friendly trees, and low-maintenance upkeep. A termite bond is in place, and ADT security equipment is installed for the buyer to activate if desired. Seller will also gift a dishwasher of similar matching appearance up to $500 at closing for the buyer to install. Convenient to groceries and everyday essentials, this home is a strong fit for first-time buyers, downsizers, or anyone looking for affordable ownership with key updates already completed.

21. 2026-02-13
    listed $204,500 Active 1029-char remark

    Show marketing remark (1029 chars)

    Move-in ready and offering $5,000 in seller concessions to help reduce buyer out-of-pocket costs, this 3 bedroom, 1.5 bath home is designed for easier ownership from day one. Big-ticket updates are already handled, including resurfaced and freshly stained wood floors in 2025, new windows, a 2021 HVAC, and a 2025 electrical panel with generator hookup. Inside, a flexible bonus room gives you space for a home office, playroom, hobby area, guest lounge, or second living space. Outside, the spacious backyard is ready for relaxing or gathering with a fire pit, hammock-friendly trees, and low-maintenance upkeep. A termite bond is in place, and ADT security equipment is installed for the buyer to activate if desired. Seller will also gift a dishwasher of similar matching appearance up to $500 at closing for the buyer to install. Convenient to groceries and everyday essentials, this home is a strong fit for first-time buyers, downsizers, or anyone looking for affordable ownership with key updates already completed.

22. 2026-02-04
    historical $204,500 1029-char remark

    Show marketing remark (1029 chars)

    Move-in ready and offering $5,000 in seller concessions to help reduce buyer out-of-pocket costs, this 3 bedroom, 1.5 bath home is designed for easier ownership from day one. Big-ticket updates are already handled, including resurfaced and freshly stained wood floors in 2025, new windows, a 2021 HVAC, and a 2025 electrical panel with generator hookup. Inside, a flexible bonus room gives you space for a home office, playroom, hobby area, guest lounge, or second living space. Outside, the spacious backyard is ready for relaxing or gathering with a fire pit, hammock-friendly trees, and low-maintenance upkeep. A termite bond is in place, and ADT security equipment is installed for the buyer to activate if desired. Seller will also gift a dishwasher of similar matching appearance up to $500 at closing for the buyer to install. Convenient to groceries and everyday essentials, this home is a strong fit for first-time buyers, downsizers, or anyone looking for affordable ownership with key updates already completed.

23. 2021-02-12
    soldstatus $92,000
24. 2021-02-10
    soldstatus $92,000 565-char remark

    Show marketing remark (565 chars)

    Great home in the perfect location! This home offers quiet living, a larger yard, and centrally located ! The yard is just under 1 acre which allows for add on options, excellent outdoor fun and privacy ! The exterior of the home is charming with added curb appeal of fresh paint. The interior of the home features fresh paint throughout, large living room area with hardwood floors, and a bonus room! The master bedroom features a private half bath. The home is a must see ! It offers you a move in ready home while also being a blank palette to make your own!

25. 2017-08-28
    soldstatus $74,000
26. 2017-08-24
    soldstatus $74,000
27. 2017-06-07
    listed $79,900
28. 2005-09-14
    soldstatus $75,300

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $18,870
• − Mortgage interest: −$9,495
• − Property taxes: −$944
• − Insurance: −$848
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,931
• Taxable loss: −$366
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $2,537/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): 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

+133.1% since first listed

11 events — show timeline

• 2026-04-15 Price Changed $175,500 GCMLS AL
• 2026-03-25 Price Changed $189,500 GCMLS AL
• 2026-03-12 Price Changed $199,500 GCMLS AL
• 2026-02-13 Listed $204,500 GCMLS AL
• 2026-02-04 Coming Soon $204,500 GCMLS AL
• 2021-02-12 Sold (Public Records) $92,000 Public Records
• 2021-02-10 Sold (MLS) $92,000 GCMLS AL
• 2017-08-28 Sold (MLS) $74,000 BCAR
• 2017-08-24 Sold (Public Records) $74,000 Public Records
• 2017-06-07 Listed $79,900 BCAR
• 2005-09-14 Sold (Public Records) $75,300 Public Records

Property tax history

+11.1%/yr

Latest (2025): $944 · +0.9% YoY. Source: county tax records.