401 Gulfwood Dr · Mobile, AL 36608

$149,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 1 Days on market

Built 1995 1.00 ac lot Est $277k · 46% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

ONE TIME SHOW AND SELL (1XSS) - Bring your vision to life with renovating this lovely 3 bedroom, 2 bathroom. Needs some TLC. Quiet neighborhood, close to shopping, restaurants, interstate, and parks. The buyer or buyer's agent to verify any and all information deemed important to the buyer during the due diligence period including square footage, taxes, schools, insurance rates, any and all environmental or property hazards/conditions, and any other information that is important to the buyer. Listing Agent or Brokerage makes no representation as to the accuracy of the information contained in the listing. The property is being sold AS-IS, WHERE-IS, no warranties or guarantees expressed or

Key facts

• 1 acre lot
• 2 garage spots

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 8.0% 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: Mary B Austin Elementary School (math 29% / reading 59%, grade F, #194 of 627 statewide, top 32%, 511 students, 51% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 338 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 6.2% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $149,000

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: 1.02% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $276,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Wacker Ln N	0.17mi	3/2.0	1,404 (-3%)	4mo	$365,000	$260	83
255 Wacker Ln N	0.12mi	3/2.0	1,384 (-5%)	9mo	$319,900	$231	80
3512 Spring Hill Ave	0.14mi	3/2.0	1,586 (+9%)	5mo	$199,500	$126	73
51 Bishop Ln	0.46mi	3/2.0	1,479 (+2%)	9mo	$267,500	$181	68
3510 Zimlich Ave	0.37mi	3/2.0	1,594 (+10%)	9mo	$304,000	$191	59
556 SHADY OAK Dr	0.34mi	3/2.0	1,667 (+15%)	2mo	$315,000	$189	58
4310 The Cedars Ave	0.73mi	3/2.0	1,500 (+3%)	8mo	$492,450	$328	54
4012 Moffett Ct	0.70mi	4/2.0 (+1)	1,530 (+6%)	15mo	$180,000	$118	41
564 n Bishop Ln	0.26mi	4/3.5 (+1)	1,614 (+11%)	22mo	$233,500	$145	40
61 Nack Ln	0.45mi	3/2.0	1,249 (-14%)	22mo	$256,000	$205	37
4305 Stein Ave	0.73mi	2/1.0 (-1)	1,605 (+11%)	10mo	$292,500	$182	30
4306 Stein Ave	0.73mi	3/2.0	1,622 (+12%)	22mo	$357,750	$221	28

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 · 6.15% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,998
• Equity at exit: $22,216

10-year hold

• IRR: 9.2%
• Equity multiple: 1.80×
• Total profit: $33,429
• Equity at exit: $12,883

Cash invested: $41,720 (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 36608

• Rents YoY: 6.2%
• Active inventory: 338
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$781
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $207

Break-even live

Break-even rent $1,251

Max offer price $149,000

Occupancy floor 81%

Sensitivity live

Price	-10% $292	-5% $249	+0% $207	+5% $165	+10% $123
Rent	-10% $88	-5% $147	+0% $207	+5% $267	+10% $327
Rate	-1.0pp $282	-0.5pp $245	base $207	+0.5pp $169	+1.0pp $129

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3655 Old Shell Rd Unit 3655 Mobile, AL	2.0	2.0	1200	$1,850	$1.54	14d	1	0.37mi
151 Du Rhu Dr Mobile, AL	1.0–3.0	1.0–2.0	1052	$2,800	$2.66	14d	12	0.65mi
4355 Stein Ave Unit C Mobile, AL	2.0	1.5	1200	$1,500	$1.25	21d	1	0.76mi
4410 The Cedars Ave Mobile, AL	2.0	1.0	1232	$1,500	$1.22	14d	1	0.86mi
4410 The Cedars Ave Mobile, AL	2.0	1.0	1232	$1,500	$1.22	44d	1	0.86mi
4174 Benson Dr Mobile, AL	4.0	2.0	1288	$1,400	$1.09	44d	1	1.09mi
156 Hemley Ave Mobile, AL	3.0	1.0	936	$1,195	$1.28	44d	1	1.14mi
1063 Midmoor Dr Mobile, AL	2.0	2.0	1695	$1,450	$0.86	44d	1	1.19mi
3764 Autumndale Dr Mobile, AL	3.0	1.0	1050	$1,350	$1.29	14d	1	1.22mi
708 Bond St Mobile, AL	3.0	1.0	1100	$1,350	$1.23	21d	1	1.34mi
3252 Orleans St Mobile, AL	2.0	1.0	900	$850	$0.94	44d	1	1.34mi
672 Burden St Mobile, AL	3.0	1.5	1421	$1,300	$0.91	21d	1	1.36mi
1404 Stevens Ln Mobile, AL	3.0	1.0	1052	$1,275	$1.21	44d	1	1.37mi
120 Paris Ave Mobile, AL	2.0	1.0	1054	$1,150	$1.09	21d	1	1.39mi
146 Yester Oaks Dr Mobile, AL	1.0–3.0	1.0–2.5	1203	$1,596	$1.33	14d	12	1.47mi

Listing history 2 events

1. 2026-04-17
   status Pending
2. 2026-04-17
   listed $149,000 Active

ⓘ 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: $1,740 · $145/mo
• Projected year-2 tax: $1,740 · $145/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 21 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: $18,163
• − Mortgage interest: −$8,346
• − Property taxes: −$1,740
• − Insurance: −$745
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$4,335
• Taxable income: $91
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $2,465/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

• Census place: Mobile, AL
• County: Mobile County · 246,577 people
• City population: 205,729
• Metro: Mobile, AL
• Population (ZIP): 38,890
• Household income: $61,146
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1823.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▼ -224.52%
• Current HPI: 198.9469
• Rent YoY: ▲ 6.15%
• 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

2 events — show timeline

• 2026-04-17 Pending — GCMLS AL
• 2026-04-17 Listed $149,000 GCMLS AL

Property tax history

+3.6%/yr

Latest (2025): $1,740 · +6.9% YoY. Source: county tax records.