715 Red Willow Ct · Mobile, AL 36695

$199,225

3 bd · 2.5 ba · 1,457 sqft · SingleFamily public records · 19 Days on market

Built 2003 6,294 sqft lot Est $233k · 15% under $13/mo HOA · 1% of rent

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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).

• ARV discount +14.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is like being on a retreat as it backs up to a tranquil wooded area. It has very open floorplan and lovely deck. The primary bedroom is down with a large walk-in closet. The other two bedrooms are upstairs with a bath between them. There is a half bath down stairs off the kitchen. Hurry! This home won't last long on the market. It is conveniently located to shopping, restaurants, a theatre and more.

Key facts

• Huge walk-in closet
• Private bath
• Granite countertops

Tags

• OPEN AND AIRY FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• HUGE WALK-IN CLOSET
• PRIVATE BATH

Property features AI

Finance

• HOA & community: Annual association fee of $150

Exterior

• Parking: Driveway with level access
• Utilities: Cable available; Electricity available (110V and 220V); Underground utilities; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Shingle roof; Slab foundation; Built in 2003; Insulated windows with shutters
• Exterior features: Storage; Back yard with wood fencing; View

Interior

• Kitchen: Dishwasher; Electric oven; Breakfast bar; Eat-in kitchen; Kitchen open to family room / view to family room
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Open view from kitchen to family room; Breakfast bar and eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $15 ($179/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 $164k (17.4% below list).
• Recommended offer: $164k (17.4% 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); 551 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k 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 19 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $163k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $164,497 (17.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $233,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Spring Lake Dr N	0.14mi	3/2.0	1,311 (-10%)	0mo	$210,000	$160	74
7354 N Willow Pointe Dr	0.10mi	3/2.0	1,275 (-12%)	3mo	$190,000	$149	70
7381 Willow Bridge Dr S	0.25mi	3/2.0	1,357 (-7%)	8mo	$208,900	$154	68
793 Willow Pointe Dr E	0.09mi	3/2.0	1,318 (-10%)	12mo	$220,000	$167	67
7351 Willow Pointe Dr	0.09mi	3/2.0	1,246 (-14%)	7mo	$199,900	$160	64
7336 Hawkins Mnr S	0.53mi	3/2.0	1,585 (+9%)	4mo	$313,900	$198	56
605 Lakeview Woods Dr	0.24mi	3/2.0	1,646 (+13%)	12mo	$240,000	$146	55
340 E Portside Ct	0.56mi	3/2.0	1,553 (+7%)	7mo	$235,000	$151	55
7402 Hawkins Mnr W	0.46mi	3/2.0	1,585 (+9%)	13mo	$311,066	$196	51
7340 Portside Ct	0.69mi	3/2.0	1,423 (-2%)	14mo	$210,000	$148	51
7319 Hawkins Mnr N	0.54mi	3/2.0	1,585 (+9%)	12mo	$313,525	$198	48
285 Portside Blvd	0.64mi	3/2.0	1,650 (+13%)	11mo	$219,000	$133	37

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-36,183
• Equity at exit: $29,705

10-year hold

• IRR: -18.7%
• Equity multiple: 0.12×
• Total profit: $-49,041
• Equity at exit: $17,225

Cash invested: $55,783 (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: 551
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$1,045
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$83
• HOA: −$13
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $15

Break-even live

Break-even rent $1,626

Max offer price $199,225

Occupancy floor 94%

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: $49,806
• Closing costs: $5,977
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
668 Willow Pointe Dr Mobile, AL	2.0	2.0	1029	$1,750	$1.70	43d	1	0.21mi
668 Willow Pointe Dr Mobile, AL	2.0	2.0	1029	$1,650	$1.60	21d	1	0.21mi
7380 Hitt Rd Mobile, AL	1.0–3.0	1.0–2.0	892	$1,357	$1.52	13d	13	0.35mi
945 Schillinger Rd S Mobile, AL	2.0–3.0	2.0–2.5	1809	$2,300	$1.27	43d	1	0.72mi
7601 Airport Blvd Mobile, AL	2.0–4.0	2.0	1082	$1,188	$1.10	13d	5	0.81mi
1 Country Ln Mobile, AL	1.0–2.0	1.0	850	$1,221	$1.44	13d	10	0.92mi
6700 Wall St Mobile, AL	2.0–3.0	1.0–2.0	1231	$1,571	$1.28	13d	6	0.92mi
1313 Schillinger Rd S Mobile, AL	1.0–3.0	1.0–2.0	1022	$1,651	$1.62	13d	7	1.02mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,537	$1.27	43d	10	1.13mi
700 Bonneville Dr Mobile, AL	3.0	2.0	1196	$1,600	$1.34	13d	1	1.13mi
101 Foreman Rd Mobile, AL	1.0–3.0	1.0–2.0	835	$1,279	$1.53	43d	9	1.15mi
6701 Dickens Ferry Rd #30 Mobile, AL	3.0	2.5	1342	$1,395	$1.04	21d	1	1.23mi
176 2nd Ave Mobile, AL	3.0	1.0	1056	$895	$0.85	21d	1	1.36mi
6601 Old Shell Rd Unit 3 Mobile, AL	2.0	1.0	950	$975	$1.03	21d	1	1.39mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	43d	1	1.40mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 16 events

1. 2026-06-18
   days on market $199,225 Active 19 DOM
2. 2026-06-17
   days on market $199,225 Active 18 DOM
3. 2026-06-16
   days on market $199,225 Active 17 DOM
4. 2026-06-15
   days on market $199,225 Active 16 DOM
5. 2026-06-14
   days on market $199,225 Active 14 DOM
6. 2026-06-13
   days on market $199,225 Active 13 DOM
7. 2026-06-10
   days on market $199,225 Active 11 DOM
8. 2026-06-09
   days on market $199,225 Active 10 DOM
9. 2026-06-08
   days on market $199,225 Active 9 DOM
10. 2026-06-07
    days on market $199,225 Active 8 DOM
11. 2026-06-05
    days on market $199,225 Active 5 DOM
12. 2026-06-03
    days on market $199,225 Active 4 DOM
13. 2026-06-02
    days on market $199,225 Active 3 DOM
14. 2026-06-01
    days on market $199,225 Active 2 DOM
15. 2026-05-31
    remarks 687-char remark
16. 2026-05-31
    listed $199,225 Active 1 DOM

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $1,726 · $144/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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: $19,740
• − Mortgage interest: −$11,160
• − Property taxes: −$1,726
• − Insurance: −$996
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − HOA: −$156
• − Depreciation: −$5,796
• Taxable loss: −$3,252
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $960/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

+58.7% since first listed

4 events — show timeline

• 2026-05-31 Listed $199,225 GCMLS AL
• 2021-04-28 Sold (Public Records) $163,000 Public Records
• 2021-04-23 Sold (MLS) $163,000 GCMLS AL
• 2006-09-01 Sold (Public Records) $125,500 Public Records

Property tax history

+13.0%/yr

Latest (2025): $1,726 · +7.0% YoY. Source: county tax records.