6445 Doubletree Ct · Mobile, AL 36695

$230,000

3 bd · 2.0 ba · 1,846 sqft · SingleFamily public records · 146 Days on market

Built 1993 1.00 ac lot $125/sqft · 11% below area Est $258k · 11% under ↓ 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 +12.4/30.0
• ARV discount +12.4/15.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Roof

Key facts

• New roof
• 1 acre lot
• Built 1993

Tags

• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-40 ($-475/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (26.2% below list).
• Recommended offer: $170k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Mobile — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Olive J Dodge Elementary School (math 6% / reading 35%, grade F, #453 of 627 statewide, top 72%, 875 students, 67% FRL); Burns Middle School (math 4% / reading 30%, grade F, #201 of 257 statewide, top 79%, 710 students, 67% FRL); Wp Davidson High School (math 36% / reading 41%, grade F, #37 of 305 statewide, top 12%, 1,535 students, 61% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 557 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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 146 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,633 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

• ARV (median comp): $258,004
• List price: $230,000
• Delta: -10.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6609 Blakeley Ct	0.25mi	3/2.0	1,833 (-1%)	1mo	$257,000	$140	86
6504 Heritage Trace Ct	0.06mi	3/2.5	1,760 (-5%)	3mo	$269,900	$153	85
3005 Autumn Ridge Dr W	0.41mi	3/2.5	1,865 (+1%)	4mo	$242,000	$130	74
6413 Stonemill Run	0.45mi	3/2.0	1,765 (-4%)	1mo	$234,000	$133	71
6583 Addison Woods Dr	0.28mi	4/2.0 (+1)	1,734 (-6%)	2mo	$240,000	$138	71
3140 Lloyds Ln	0.55mi	3/2.0	1,760 (-5%)	3mo	$230,000	$131	64
6133 Lindholm Dr	0.72mi	3/3.0	1,870 (+1%)	1mo	$250,000	$134	60
6169 Foxtail Dr	0.56mi	4/2.0 (+1)	1,772 (-4%)	4mo	$255,000	$144	59
2813 Gaslight Ln W	0.69mi	3/2.0	1,914 (+4%)	4mo	$252,000	$132	58
6504 Gaslight Ln S	0.65mi	3/2.0	1,936 (+5%)	5mo	$250,000	$129	58
6233 Southridge Rd N	0.63mi	3/2.5	1,987 (+8%)	2mo	$162,500	$82	54
2832 Gaslight Ln S	0.59mi	3/2.0	1,624 (-12%)	1mo	$215,000	$132	52

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-44,866
• Equity at exit: $34,294

10-year hold

• IRR: -21.0%
• Equity multiple: 0.04×
• Total profit: $-61,947
• Equity at exit: $19,886

Cash invested: $64,400 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-40

Break-even live

Break-even rent $1,746

Max offer price $223,006

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $26	+0% $-40	+5% $-105	+10% $-170
Rent	-10% $-174	-5% $-107	+0% $-40	+5% $27	+10% $94
Rate	-1.0pp $76	-0.5pp $19	base $-40	+0.5pp $-99	+1.0pp $-160

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6190 Girby Rd Mobile, AL	1.0–3.0	1.0–2.0	1034	$1,789	$1.73	15d	15	0.58mi
2889 Sollie Rd Mobile, AL	1.0–3.0	1.0–2.0	1142	$1,685	$1.48	15d	9	0.74mi
6405 Shady Ln Mobile, AL	3.0	2.0	1442	$1,300	$0.90	45d	1	0.81mi
6650 Cottage Hill Rd Mobile, AL	1.0–3.0	1.0–2.0	1049	$1,518	$1.45	15d	40	1.47mi

Listing history 7 events

1. 2026-06-03
   days on market $230,000 Active 146 DOM
2. 2026-06-02
   days on market $230,000 Active 145 DOM
3. 2026-06-01
   days on market $230,000 Active 144 DOM
4. 2026-05-31
   days on market $230,000 Active 143 DOM
5. 2026-05-30
   days on market $230,000 Active 142 DOM
6. 2026-02-23
   soldstatus $222,500
7. 2026-01-08
   listed $230,000 Active 8-char remark

   Show marketing remark (8 chars)

   New Roof

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$10/yr (+$1/mo · 1.1%)

ⓘ 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 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $20,356
• − Mortgage interest: −$12,884
• − Property taxes: −$933
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$6,691
• Taxable loss: −$4,558
• Est. tax savings @ 24.0%: +$1,094
• After-tax cash flow: $619/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): 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

-3.3% since first listed

2 events — show timeline

• 2026-02-23 Sold (Public Records) $222,500 Public Records
• 2026-01-08 Listed $230,000 ForSaleByOwner.com

Property tax history

+1.8%/yr

Latest (2025): $933 · +5.5% YoY. Source: county tax records.