2288 PHILSDALE Ln · Semmes, AL 36575

$328,800

4 bd · 2.5 ba · 2,324 sqft · SingleFamily public records · 46 Days on market

Built 2018 0.26 ac lot Est $330k · at est. $33/mo HOA · 1% of rent ↓ 3% 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 +13.8/30.0
• ARV discount +7.7/15.0
• DSCR +4.2/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• 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 4BR/2.5BA all-brick home in the Magnolia Springs Subdivision of Semmes, AL. This 2,324 sq ft lovely brick home sits on a large corner lot and is loaded with premium upgrades that make it an exceptional value in today's Mobile, AL market. The open, split-bedroom floorplan features a sun-filled living room with elegant tray ceilings, a chef's kitchen with granite countertops and large center island, and a thoughtfully designed primary ensuite complete with double vanities, soaking tub, enclosed shower, and walk-in closet. Every detail has been meticulously designed for modern family living. Big-ticket items that bring you massive value are the FORTIFIED roof (offers you significant insurance savings), smart home security system, full stainless kitchen appliance package, with washer & dryer included. Additional maximum value features : Large 2-car garage, fully fenced backyard, and professional landscaping for curb-appeal.Magnolia Springs also offers resort-style amenities — pool, clubhouse, fitness center, and sidewalks in a laid back living environment. Low-maintenance, brick-on-slab construction and a prime Mobile County location makes this home one of the best opportunities in Semmes real estate right now. Schedule your private showing today before this one is gone! Buyer and/or buyer agent to verify all information deemed pertinent to the sale. Buyer to verify all information during due diligence.

Key facts

• Premium upgrades
• Primary ensuite
• Brick home

Tags

• BRICK HOME
• PREMIUM UPGRADES
• SPLIT-BEDROOM FLOORPLAN
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• PRIMARY ENSUITE

Property features AI

Finance

• HOA & community: Annual association fee; Association fee includes grounds maintenance, clubhouse, pool, and other (see remarks); Community clubhouse and outdoor pool

Exterior

• Parking: Attached double garage; 4 total parking spaces; 2 covered spaces
• Utilities: Underground utilities
• Home design: Single-family residence; One level; North-facing; Resale property
• Construction: Brick construction; Slab foundation; Composition roof (see remarks); Built by builder (area source provided)
• Exterior features: Covered front porch; Fenced yard; Community/association pool; Has view; Less than 1 acre lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating
• Interior features: Living room; Ceiling fan(s); En-suite; High ceilings; No fireplace
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $33 ($392/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 $260k (21.1% below list).
• Recommended offer: $260k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Semmes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute 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.
• Zoned schools: Allentown Elementary School (math 31% / reading 59%, grade D-, #169 of 627 statewide, top 27%, 776 students, 53% FRL); Semmes Middle School (math 8% / reading 35%, grade F, #185 of 257 statewide, top 73%, 1,318 students, 68% FRL); Mary G Montgomery High School (math 13% / reading 18%, grade F, #211 of 305 statewide, top 69%, 1,965 students, 53% FRL).
• Market conditions: 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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 46 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,500 (21.1% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $330,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2288 PHILSDALE Ln	0.00mi	4/2.5	2,324 (0%)	0mo	$320,000	$138	100
2358 Laurel St	0.13mi	4/3.0	2,374 (+2%)	7mo	$374,000	$158	83
2268 Edison Dr	0.28mi	4/3.0	2,348 (+1%)	4mo	$315,000	$134	80
8310 Philsdale Ln S	0.22mi	4/2.5	2,306 (-1%)	14mo	$350,975	$152	76
2360 E PHILSDALE Ln	0.08mi	4/2.0	2,091 (-10%)	2mo	$324,900	$155	76
2192 Meadowview Loop W	0.15mi	4/3.0	2,304 (-1%)	19mo	$334,900	$145	74
2345 Laurel St	0.10mi	4/3.5	2,495 (+7%)	10mo	$355,000	$142	71
8251 Windmere Dr	0.18mi	4/2.5	2,516 (+8%)	16mo	$339,000	$135	65
2121 W MEADOWVIEW Loop	0.24mi	4/3.0	2,486 (+7%)	14mo	$364,900	$147	64
2432 Windmere Dr E	0.24mi	4/2.5	2,516 (+8%)	18mo	$335,000	$133	60
8562 Fernwood Loop N	0.35mi	4/3.0	2,622 (+13%)	1mo	$320,000	$122	60
2610 Crary Ave W	0.60mi	4/3.0	2,486 (+7%)	14mo	$349,000	$140	47

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-51,316
• Equity at exit: $49,025

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-42,482
• Equity at exit: $28,429

Cash invested: $92,064 (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: 186
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,595 medium
• Mortgage (P&I): −$1,724
• Tax from tax record: −$123 /mo · $1,477/yr
• Insurance: −$137
• HOA: −$33
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $33

Break-even live

Break-even rent $2,554

Max offer price $328,800

Occupancy floor 94%

Sensitivity live

Price	-10% $219	-5% $126	+0% $33	+5% $-60	+10% $-153
Rent	-10% $-172	-5% $-70	+0% $33	+5% $135	+10% $238
Rate	-1.0pp $198	-0.5pp $116	base $33	+0.5pp $-53	+1.0pp $-139

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: $82,200
• Closing costs: $9,864
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2376 Marigold Loop E Semmes, AL	4.0	3.0	3000	$2,595	$0.86	23d	1	0.17mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: landscapingpoolgymsecurity

Listing history 6 events

1. 2026-04-24
   status Pending

   Show marketing remark (1446 chars)

   Move-in ready 4BR/2.5BA all-brick home in the Magnolia Springs Subdivision of Semmes, AL. This 2,324 sq ft lovely brick home sits on a large corner lot and is loaded with premium upgrades that make it an exceptional value in today's Mobile, AL market. The open, split-bedroom floorplan features a sun-filled living room with elegant tray ceilings, a chef's kitchen with granite countertops and large center island, and a thoughtfully designed primary ensuite complete with double vanities, soaking tub, enclosed shower, and walk-in closet. Every detail has been meticulously designed for modern family living. Big-ticket items that bring you massive value are the FORTIFIED roof (offers you significant insurance savings), smart home security system, full stainless kitchen appliance package, with washer & dryer included. Additional maximum value features : Large 2-car garage, fully fenced backyard, and professional landscaping for curb-appeal.Magnolia Springs also offers resort-style amenities — pool, clubhouse, fitness center, and sidewalks in a laid back living environment. Low-maintenance, brick-on-slab construction and a prime Mobile County location makes this home one of the best opportunities in Semmes real estate right now. Schedule your private showing today before this one is gone! Buyer and/or buyer agent to verify all information deemed pertinent to the sale. Buyer to verify all information during due diligence.

2. 2026-04-24
   status Pending 1446-char remark

   Show marketing remark (1446 chars)

   Move-in ready 4BR/2.5BA all-brick home in the Magnolia Springs Subdivision of Semmes, AL. This 2,324 sq ft lovely brick home sits on a large corner lot and is loaded with premium upgrades that make it an exceptional value in today's Mobile, AL market. The open, split-bedroom floorplan features a sun-filled living room with elegant tray ceilings, a chef's kitchen with granite countertops and large center island, and a thoughtfully designed primary ensuite complete with double vanities, soaking tub, enclosed shower, and walk-in closet. Every detail has been meticulously designed for modern family living. Big-ticket items that bring you massive value are the FORTIFIED roof (offers you significant insurance savings), smart home security system, full stainless kitchen appliance package, with washer & dryer included. Additional maximum value features : Large 2-car garage, fully fenced backyard, and professional landscaping for curb-appeal.Magnolia Springs also offers resort-style amenities — pool, clubhouse, fitness center, and sidewalks in a laid back living environment. Low-maintenance, brick-on-slab construction and a prime Mobile County location makes this home one of the best opportunities in Semmes real estate right now. Schedule your private showing today before this one is gone! Buyer and/or buyer agent to verify all information deemed pertinent to the sale. Buyer to verify all information during due diligence.

3. 2026-04-09
   price $328,800 1446-char remark

   Show marketing remark (1446 chars)

   Move-in ready 4BR/2.5BA all-brick home in the Magnolia Springs Subdivision of Semmes, AL. This 2,324 sq ft lovely brick home sits on a large corner lot and is loaded with premium upgrades that make it an exceptional value in today's Mobile, AL market. The open, split-bedroom floorplan features a sun-filled living room with elegant tray ceilings, a chef's kitchen with granite countertops and large center island, and a thoughtfully designed primary ensuite complete with double vanities, soaking tub, enclosed shower, and walk-in closet. Every detail has been meticulously designed for modern family living. Big-ticket items that bring you massive value are the FORTIFIED roof (offers you significant insurance savings), smart home security system, full stainless kitchen appliance package, with washer & dryer included. Additional maximum value features : Large 2-car garage, fully fenced backyard, and professional landscaping for curb-appeal.Magnolia Springs also offers resort-style amenities — pool, clubhouse, fitness center, and sidewalks in a laid back living environment. Low-maintenance, brick-on-slab construction and a prime Mobile County location makes this home one of the best opportunities in Semmes real estate right now. Schedule your private showing today before this one is gone! Buyer and/or buyer agent to verify all information deemed pertinent to the sale. Buyer to verify all information during due diligence.

4. 2026-04-09
   price $328,800

   Show marketing remark (1446 chars)

   Move-in ready 4BR/2.5BA all-brick home in the Magnolia Springs Subdivision of Semmes, AL. This 2,324 sq ft lovely brick home sits on a large corner lot and is loaded with premium upgrades that make it an exceptional value in today's Mobile, AL market. The open, split-bedroom floorplan features a sun-filled living room with elegant tray ceilings, a chef's kitchen with granite countertops and large center island, and a thoughtfully designed primary ensuite complete with double vanities, soaking tub, enclosed shower, and walk-in closet. Every detail has been meticulously designed for modern family living. Big-ticket items that bring you massive value are the FORTIFIED roof (offers you significant insurance savings), smart home security system, full stainless kitchen appliance package, with washer & dryer included. Additional maximum value features : Large 2-car garage, fully fenced backyard, and professional landscaping for curb-appeal.Magnolia Springs also offers resort-style amenities — pool, clubhouse, fitness center, and sidewalks in a laid back living environment. Low-maintenance, brick-on-slab construction and a prime Mobile County location makes this home one of the best opportunities in Semmes real estate right now. Schedule your private showing today before this one is gone! Buyer and/or buyer agent to verify all information deemed pertinent to the sale. Buyer to verify all information during due diligence.

5. 2026-03-10
   listed $339,000 Active 1446-char remark

   Show marketing remark (1446 chars)

   Move-in ready 4BR/2.5BA all-brick home in the Magnolia Springs Subdivision of Semmes, AL. This 2,324 sq ft lovely brick home sits on a large corner lot and is loaded with premium upgrades that make it an exceptional value in today's Mobile, AL market. The open, split-bedroom floorplan features a sun-filled living room with elegant tray ceilings, a chef's kitchen with granite countertops and large center island, and a thoughtfully designed primary ensuite complete with double vanities, soaking tub, enclosed shower, and walk-in closet. Every detail has been meticulously designed for modern family living. Big-ticket items that bring you massive value are the FORTIFIED roof (offers you significant insurance savings), smart home security system, full stainless kitchen appliance package, with washer & dryer included. Additional maximum value features : Large 2-car garage, fully fenced backyard, and professional landscaping for curb-appeal.Magnolia Springs also offers resort-style amenities — pool, clubhouse, fitness center, and sidewalks in a laid back living environment. Low-maintenance, brick-on-slab construction and a prime Mobile County location makes this home one of the best opportunities in Semmes real estate right now. Schedule your private showing today before this one is gone! Buyer and/or buyer agent to verify all information deemed pertinent to the sale. Buyer to verify all information during due diligence.

6. 2026-03-09
   listed $339,000 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: $1,477 · $123/mo
• Projected year-2 tax: $1,477 · $123/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 5/10 Major
• 🌡 Heat 8/10 Severe 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: $31,140
• − Mortgage interest: −$18,418
• − Property taxes: −$1,477
• − Insurance: −$1,644
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − HOA: −$396
• − Depreciation: −$9,565
• Taxable loss: −$5,343
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $1,674/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

• Census place: Semmes, AL
• 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

-3.0% since first listed

6 events — show timeline

• 2026-04-24 Pending — BCAR
• 2026-04-24 Pending — GCMLS AL
• 2026-04-09 Price Changed $328,800 GCMLS AL
• 2026-04-09 Price Changed $328,800 BCAR
• 2026-03-10 Listed $339,000 GCMLS AL
• 2026-03-09 Listed $339,000 BCAR

Property tax history

+5.4%/yr

Latest (2025): $1,477 · +4.2% YoY. Source: county tax records.