9380 Sagebrush Ct · Semmes, AL 36575

$167,500

3 bd · 2.0 ba · 1,419 sqft · SingleFamily public records · 2 Days on market

Built 1992 0.49 ac lot Est $217k · 23% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• 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 MLS

This 3-bedroom, 2-bath brick home offers great potential and is ready for your personal touch. Step inside to an open floor plan featuring a vaulted ceiling and a cozy wood-burning fireplace. The living area flows seamlessly into the breakfast room, both filled with natural light. The galley-style kitchen includes a pantry, slide-in range, refrigerator, and dishwasher. The spacious primary bedroom features an ensuite bath with a walk-in closet, separate vanity area, and a tub/shower combination. Two additional bedrooms share a conveniently located hall bath. Outside, you’ll find a large storage building with endless possibilities—perfect for a potential 2-car garage, workshop, recreation space, or equipment storage. Situated on nearly half an acre, this property offers space, flexibility, and opportunity. A must-see for investors or buyers looking to make it their own! SOLD AS IS - SUBJECT TO THE APPROVAL of PROBATE COURT. Cash and Conventional Financing Only.

Key facts

• Open floor plan
• Nearly half an acre
• Galley style kitchen

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• GALLEY STYLE KITCHEN
• LARGE STORAGE BUILDING
• NEARLY HALF AN ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Cap rate 9.2% 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: 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: 184 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.
• Current owner paid $70k; list at $168k implies a 139% 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 $167,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.06% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $217,107
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9380 Sagebrush Ct	0.00mi	3/2.0	1,419 (0%)	0mo	$167,500	$118	100
9365 Chisholm Ct	0.09mi	3/2.0	1,452 (+2%)	0mo	$220,000	$152	91
1837 Sandy Creek Dr	0.17mi	3/2.0	1,313 (-8%)	0mo	$227,500	$173	79
9395 Settlers Cir	0.29mi	3/2.0	1,468 (+4%)	4mo	$232,000	$158	77
1850 Wagon Wheel Dr	0.35mi	3/2.0	1,370 (-4%)	3mo	$210,000	$153	76
1820 Wagon Wheel Dr	0.35mi	3/2.0	1,341 (-6%)	3mo	$190,000	$142	72
1835 Corral Dr	0.14mi	3/2.0	1,219 (-14%)	2mo	$205,000	$168	68
1679 Wagon Wheel Dr	0.36mi	3/2.0	1,227 (-14%)	2mo	$195,000	$159	59
2070 Sky Vista Dr W	0.69mi	3/2.0	1,487 (+5%)	1mo	$185,000	$124	59
1497 Champion Cv	0.37mi	3/2.5	1,588 (+12%)	5mo	$198,000	$125	57
9736 Sky Vista Dr	0.66mi	3/2.0	1,528 (+8%)	0mo	$259,000	$170	56
8880 Howells Ln W	0.73mi	3/2.0	1,220 (-14%)	1mo	$99,000	$81	42

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,633
• Equity at exit: $24,975

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $31,242
• Equity at exit: $14,482

Cash invested: $46,900 (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: 184
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $402

Break-even live

Break-even rent $1,275

Max offer price $167,500

Occupancy floor 72%

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-27
   status Pending

   Show marketing remark (990 chars)

   This 3-bedroom, 2-bath brick home offers great potential and is ready for your personal touch. Step inside to an open floor plan featuring a vaulted ceiling and a cozy wood-burning fireplace. The living area flows seamlessly into the breakfast room, both filled with natural light. The galley-style kitchen includes a pantry, slide-in range, refrigerator, and dishwasher. The spacious primary bedroom features an ensuite bath with a walk-in closet, separate vanity area, and a tub/shower combination. Two additional bedrooms share a conveniently located hall bath. Outside, you’ll find a large storage building with endless possibilities—perfect for a potential 2-car garage, workshop, recreation space, or equipment storage. Situated on nearly half an acre, this property offers space, flexibility, and opportunity. A must-see for investors or buyers looking to make it their own! SOLD AS IS - SUBJECT TO THE APPROVAL of PROBATE COURT. Cash and Conventional Financing Only.

2. 2026-04-27
   status Pending 990-char remark

   Show marketing remark (990 chars)

   This 3-bedroom, 2-bath brick home offers great potential and is ready for your personal touch. Step inside to an open floor plan featuring a vaulted ceiling and a cozy wood-burning fireplace. The living area flows seamlessly into the breakfast room, both filled with natural light. The galley-style kitchen includes a pantry, slide-in range, refrigerator, and dishwasher. The spacious primary bedroom features an ensuite bath with a walk-in closet, separate vanity area, and a tub/shower combination. Two additional bedrooms share a conveniently located hall bath. Outside, you’ll find a large storage building with endless possibilities—perfect for a potential 2-car garage, workshop, recreation space, or equipment storage. Situated on nearly half an acre, this property offers space, flexibility, and opportunity. A must-see for investors or buyers looking to make it their own! SOLD AS IS - SUBJECT TO THE APPROVAL of PROBATE COURT. Cash and Conventional Financing Only.

3. 2026-04-25
   listed $167,500 Active 990-char remark

   Show marketing remark (990 chars)

   This 3-bedroom, 2-bath brick home offers great potential and is ready for your personal touch. Step inside to an open floor plan featuring a vaulted ceiling and a cozy wood-burning fireplace. The living area flows seamlessly into the breakfast room, both filled with natural light. The galley-style kitchen includes a pantry, slide-in range, refrigerator, and dishwasher. The spacious primary bedroom features an ensuite bath with a walk-in closet, separate vanity area, and a tub/shower combination. Two additional bedrooms share a conveniently located hall bath. Outside, you’ll find a large storage building with endless possibilities—perfect for a potential 2-car garage, workshop, recreation space, or equipment storage. Situated on nearly half an acre, this property offers space, flexibility, and opportunity. A must-see for investors or buyers looking to make it their own! SOLD AS IS - SUBJECT TO THE APPROVAL of PROBATE COURT. Cash and Conventional Financing Only.

4. 2026-04-25
   listed $167,500 Active

   Show marketing remark (990 chars)

   This 3-bedroom, 2-bath brick home offers great potential and is ready for your personal touch. Step inside to an open floor plan featuring a vaulted ceiling and a cozy wood-burning fireplace. The living area flows seamlessly into the breakfast room, both filled with natural light. The galley-style kitchen includes a pantry, slide-in range, refrigerator, and dishwasher. The spacious primary bedroom features an ensuite bath with a walk-in closet, separate vanity area, and a tub/shower combination. Two additional bedrooms share a conveniently located hall bath. Outside, you’ll find a large storage building with endless possibilities—perfect for a potential 2-car garage, workshop, recreation space, or equipment storage. Situated on nearly half an acre, this property offers space, flexibility, and opportunity. A must-see for investors or buyers looking to make it their own! SOLD AS IS - SUBJECT TO THE APPROVAL of PROBATE COURT. Cash and Conventional Financing Only.

5. 2013-12-16
   soldstatus $70,200 201-char remark

   Show marketing remark (201 chars)

   FORECLOSURE MAY BE SUBJECT TO ALABAMA RIGHT OF REDEMPTION. BRICK RANCH ON QUIET CUL DE SAC. VAULTED CEILING. GREAT OPEN FLOOR PLAN. KITCHEN HAS ALL APPLIANCES. LARGE FENCED YARD. 24X30 DETACHED GARAGE.

6. 2013-10-01
   listed $70,000 201-char remark

   Show marketing remark (201 chars)

   FORECLOSURE MAY BE SUBJECT TO ALABAMA RIGHT OF REDEMPTION. BRICK RANCH ON QUIET CUL DE SAC. VAULTED CEILING. GREAT OPEN FLOOR PLAN. KITCHEN HAS ALL APPLIANCES. LARGE FENCED YARD. 24X30 DETACHED GARAGE.

7. 2007-10-25
   soldstatus $124,920

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $707 · $59/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 ≥106°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: $21,397
• − Mortgage interest: −$9,383
• − Property taxes: −$707
• − Insurance: −$838
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$4,873
• Taxable income: $2,174
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $4,297/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

+34.1% since first listed

7 events — show timeline

• 2026-04-27 Pending — BCAR
• 2026-04-27 Pending — GCMLS AL
• 2026-04-25 Listed $167,500 GCMLS AL
• 2026-04-25 Listed $167,500 BCAR
• 2013-12-16 Sold (MLS) $70,200 BCAR
• 2013-10-01 Listed $70,000 BCAR
• 2007-10-25 Sold (Public Records) $124,920 Public Records

Property tax history

+3.8%/yr

Latest (2025): $707 · -3.8% YoY. Source: county tax records.