2205 Beau Terra Dr W · Mobile, AL 36618

$67,500

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 1 Days on market

Built 1986 0.36 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Key facts

• 0.36 acre lot
• Parking

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 16.0% 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: Forest Hill Elementary School (math 4% / reading 23%, grade F, #531 of 627 statewide, top 85%, 549 students, 93% FRL); Mattie T Blount High School (math 2% / reading 3%, grade F, #291 of 305 statewide, top 100%, 1,176 students, 86% FRL) — zoned schools average 90% FRL vs 67% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 27% district-wide (-19 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: 102 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $467 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

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

• 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 $67,500

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: 1.87% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.81%
• DSCR: 2.55
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $160,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1930 Le Jeune Dr	0.32mi	3/2.0	1,300 (+3%)	3mo	$165,000	$127	77
4112 Vassar Cir	0.16mi	3/2.0	1,380 (+9%)	1mo	$65,000	$47	76
4020 Baker Rd	0.35mi	3/2.0	1,315 (+4%)	7mo	$180,000	$137	71
4108 Chambord Ln	0.23mi	3/2.0	1,152 (-9%)	5mo	$175,000	$152	70
2005 La Pine Dr	0.26mi	3/2.0	1,384 (+10%)	9mo	$184,000	$133	64
2128 Baker Rd	0.33mi	3/1.0	1,237 (-2%)	16mo	$85,000	$69	63
2136 Hamilton Rd	0.27mi	3/1.0	1,347 (+7%)	13mo	$137,500	$102	62
2020 Holleman Dr	0.43mi	3/2.0	1,344 (+6%)	13mo	$205,000	$153	59
1757 Le Grande Dr	0.65mi	3/1.0	1,150 (-9%)	1mo	$150,000	$130	50
1809 Harris Rd	0.74mi	3/1.0	1,123 (-11%)	8mo	$96,500	$86	36
1801 Larkwood Dr	0.74mi	3/1.0	1,422 (+12%)	8mo	$75,000	$53	34
1813 Larkwood Dr	0.70mi	4/2.0 (+1)	1,440 (+14%)	11mo	$165,000	$115	30

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: 30.3%
• Equity multiple: 2.27×
• Total profit: $23,983
• Equity at exit: $10,064

10-year hold

• IRR: 37.6%
• Equity multiple: 4.49×
• Total profit: $65,871
• Equity at exit: $5,836

Cash invested: $18,900 (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 36618

• Home prices YoY: -22.8%
• Active inventory: 102
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$354
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $548

Break-even live

Break-even rent $566

Max offer price $67,500

Occupancy floor 52%

Sensitivity live

Price	-10% $586	-5% $567	+0% $548	+5% $529	+10% $510
Rent	-10% $449	-5% $498	+0% $548	+5% $598	+10% $648
Rate	-1.0pp $582	-0.5pp $565	base $548	+0.5pp $531	+1.0pp $513

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2207 Wolf Ridge Rd Unit B Mobile, AL	2.0	1.0	1000	$1,100	$1.10	45d	1	0.18mi
2209 Wolf Ridge Rd Unit B Mobile, AL	3.0	1.5	1175	$1,200	$1.02	45d	1	0.18mi
2211 Wolf Ridge Rd Unit B Mobile, AL	3.0	1.5	1050	$1,200	$1.14	45d	1	0.19mi
1404 Stevens Ln Mobile, AL	3.0	1.0	1052	$1,275	$1.21	45d	1	1.12mi
3764 Autumndale Dr Mobile, AL	3.0	1.0	1050	$1,350	$1.29	14d	1	1.18mi
4174 Benson Dr Mobile, AL	4.0	2.0	1288	$1,400	$1.09	45d	1	1.23mi
3427 Stovall St Mobile, AL	3.0	1.0	1025	$850	$0.83	22d	1	1.32mi

Listing history 6 events

1. 2026-03-05
   status Pending
2. 2026-03-05
   historical Active Under Contract
3. 2026-03-03
   status Pending
4. 2026-03-03
   status Active
5. 2026-02-07
   status Pending
6. 2026-02-07
   listed $67,500 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: $784 · $65/mo
• Projected year-2 tax: $784 · $65/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 · 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: $15,123
• − Mortgage interest: −$3,781
• − Property taxes: −$784
• − Insurance: −$338
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$1,964
• Taxable income: $5,837
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $5,177/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): 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

6 events — show timeline

• 2026-03-05 Pending — GCMLS AL
• 2026-03-05 Contingent — GCMLS AL
• 2026-03-03 Pending — GCMLS AL
• 2026-03-03 Relisted — GCMLS AL
• 2026-02-07 Pending — GCMLS AL
• 2026-02-07 Listed $67,500 GCMLS AL

Property tax history

+0.0%/yr

Latest (2025): $784 · +6.4% YoY. Source: county tax records.