2290 Bob White Ct · Mobile, AL 36695

$250,000

4 bd · 2.0 ba · 1,931 sqft · SingleFamily public records · 44 Days on market

Built 1993 0.37 ac lot $129/sqft · at area comps Est $260k · at est. ↓ 7% since listing

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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 +13.9/30.0
• ARV discount +9.2/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2290 Bobwhite Court! This beautifully maintained 4-bedroom, 2-bath home is perfectly situated on a quiet cul-de-sac street, offering both privacy and charm. Inside, you’ll love the no-carpet flooring throughout—ideal for easy maintenance and modern living. The spacious, oversized primary suite features elegant tray ceilings, creating a relaxing retreat. The en-suite bath offers a spa-like feel with a separate soaking tub and shower. Step outside to a truly standout backyard—private, inviting, and perfect for entertaining or unwinding. Enjoy evenings around the firepit or relax under the covered patio, making this outdoor space usable year-round. Additional highl

Key facts

• 0.37 acre lot
• 2 garage spots
• Built 1993

Property features AI

Finance

• HOA & community: Association fee applies

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway with level access; Garage faces side
• Utilities: Cable available; Electricity available (110V and 220V); Septic tank
• Home design: Single-family residence; Residential property; Built in 1993
• Construction: Shingle roof; Slab foundation
• Exterior features: Private yard; Exterior lighting; Back yard fencing; View

Interior

• Kitchen: Gas cooktop; Dishwasher; Breakfast bar; Breakfast room / eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Ceiling fan(s)
• Interior features: Crown molding; Double vanity; Entrance foyer; High-speed internet; His and hers closets; Walk-in closet(s); Gas fireplace with gas log and gas starter
• Laundry & utility: No basement (slab foundation)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $26 ($309/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 $192k (23.1% below list).
• Recommended offer: $192k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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.
• Zoned schools: Baker High School (math 25% / reading 28%, grade F, #107 of 305 statewide, top 36%, 2,491 students, 42% FRL) — zoned schools average 42% FRL vs 67% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.4%/yr); 557 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 30% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $8k 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 ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,213 (23.1% 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 23% 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. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $259,955
• List price: $250,000
• Delta: -3.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7607 Anglebrook Rd S	0.17mi	4/2.0	2,047 (+6%)	0mo	$340,650	$166	82
2165 E Spring Grv	0.25mi	3/2.0 (-1)	1,883 (-2%)	1mo	$279,000	$148	78
7648 Anglebrook Rd N	0.30mi	4/2.0	2,018 (+4%)	1mo	$333,900	$165	78
7640 Anglebrook Rd N	0.33mi	3/2.0 (-1)	1,911 (-1%)	0mo	$329,900	$173	77
2261 Vulcan Ct	0.42mi	3/2.0 (-1)	1,868 (-3%)	2mo	$260,000	$139	68
2225 Livingstone Ct	0.60mi	4/2.5	1,873 (-3%)	0mo	$267,000	$143	65
8700 Irongate Way	0.34mi	3/2.0 (-1)	1,752 (-9%)	2mo	$239,500	$137	62
2395 Sequoya Trl	0.62mi	3/2.0 (-1)	1,827 (-5%)	1mo	$260,000	$142	56
8451 Placid Dr	0.68mi	3/2.0 (-1)	1,824 (-6%)	1mo	$220,000	$121	53
2575 Rosebud Dr	0.60mi	3/2.0 (-1)	1,723 (-11%)	2mo	$263,000	$153	47
2520 Rosebud Dr	0.53mi	3/2.0 (-1)	1,659 (-14%)	0mo	$239,000	$144	47
8406 Champlain Cir	0.74mi	3/2.0 (-1)	1,736 (-10%)	1mo	$247,900	$143	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-44,618
• Equity at exit: $37,276

10-year hold

• IRR: -17.4%
• Equity multiple: 0.16×
• Total profit: $-58,976
• Equity at exit: $21,615

Cash invested: $70,000 (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 36695

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 557
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $26

Break-even live

Break-even rent $1,890

Max offer price $250,000

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $97	+0% $26	+5% $-45	+10% $-116
Rent	-10% $-126	-5% $-50	+0% $26	+5% $102	+10% $178
Rate	-1.0pp $152	-0.5pp $89	base $26	+0.5pp $-39	+1.0pp $-105

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2346 Bobwhite Trl W Mobile, AL	3.0	2.0	1781	$1,650	$0.93	22d	1	0.07mi
2212 Summer Xing Mobile, AL	3.0	2.0	1327	$1,800	$1.36	45d	1	0.15mi
2147 Seasons Ct Mobile, AL	4.0	2.0	1600	$1,625	$1.02	45d	1	0.24mi
2719 Rosebud Dr Mobile, AL	3.0	2.0	1704	$1,950	$1.14	14d	1	0.76mi
8361 Jeptha Ct Mobile, AL	3.0	2.0	1600	$1,900	$1.19	45d	1	0.87mi
1718 Calgary Dr W Mobile, AL	4.0	2.0	1830	$2,200	$1.20	45d	1	1.05mi
8563 Rosefield Dr N Mobile, AL	4.0	2.0	2047	$2,200	$1.07	45d	1	1.38mi
1345 Baker Ct Mobile, AL	3.0	2.0	1252	$1,500	$1.20	45d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $250,000 Active 44 DOM
2. 2026-06-17
   days on market $250,000 Active 43 DOM
3. 2026-06-16
   days on market $250,000 Active 42 DOM
4. 2026-06-15
   days on market $250,000 Active 41 DOM
5. 2026-06-14
   days on market $250,000 Active 39 DOM
6. 2026-06-13
   pricedays on market $250,000 Active 38 DOM
7. 2026-06-10
   days on market $270,000 Active 36 DOM
8. 2026-06-09
   days on market $270,000 Active 35 DOM
9. 2026-06-08
   days on market $270,000 Active 34 DOM
10. 2026-06-07
    days on market $270,000 Active 33 DOM
11. 2026-06-05
    days on market $270,000 Active 30 DOM
12. 2026-06-03
    days on market $270,000 Active 29 DOM
13. 2026-06-02
    days on market $270,000 Active 28 DOM
14. 2026-06-01
    days on market $270,000 Active 27 DOM
15. 2026-05-31
    days on market $270,000 Active 26 DOM
16. 2026-05-30
    days on market $270,000 Active 25 DOM
17. 2026-05-12
    price $270,000 886-char remark
18. 2026-05-05
    listed $269,279 Active 886-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: $930 · $78/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$95/yr (+$8/mo · 10.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $23,066
• − Mortgage interest: −$14,004
• − Property taxes: −$930
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$7,273
• Taxable loss: −$4,082
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $1,289/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): 52,690
• Household income: $76,040
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1619.0

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 White (67%)
• Race & ethnicity: White 67% Black 23% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Arabic 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: ▼ -86.28%
• Current HPI: 193.1651
• Rent YoY: ▼ -0.41%
• 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

-7.2% since first listed

3 events — show timeline

• 2026-06-12 Price Changed $250,000 GCMLS AL
• 2026-05-12 Price Changed $270,000 GCMLS AL
• 2026-05-05 Listed $269,279 GCMLS AL

Property tax history

+2.9%/yr

Latest (2025): $930 · +7.3% YoY. Source: county tax records.