2308 Hillwood Dr S · Mobile, AL
Flood risk 5/10 · Moderate
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.26%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $916 – $1,700
Heat risk 9/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 21 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +29.7/30.0
- ARV discount +15.0/15.0
- DSCR +10.0/10.0
- 1% rule +7.8/10.0
- Rent growth +4.6/5.0
- Livability +3.8/5.0
- Condition / age +2.2/5.0
- Schools +0.9/10.0
- Appreciation +0.0/10.0
$69,900
2308 Hillwood Dr S · Mobile, AL 36605
2 bd · 1.0 ba · 720 sqft · SingleFamily
public records
· 101 Days on market
Built 1989
0.34 ac lot
Garage
$97/sqft
· 31% below area
Est $101k · 31% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
This quaint 2-bedroom, 1-bath cottage is situated above a double garage and features essential amenities, including central heating and air conditioning, laundry connections, a covered porch, and a spacious lot. With some minor renovations, this property has the potential to provide an ideal living experience characterized by comfort and simplicity. Its convenient location, just a few miles from Interstate 10 and the new downtown Airport, makes it suitable for first-time homebuyers or as a rental investment.
Key facts
- Covered front porch
- Double garage
- 0.34 acre lot
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $254 ($3k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($893 rent vs $70k).
- Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
- Cap rate 10.6% vs local median 5.1% 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: Dr Robert W Gilliard Elementary (math 8% / reading 23%, grade F, #503 of 627 statewide, top 80%, 780 students, 94% FRL); Pillans Middle School (math 2% / reading 17%, grade F, #233 of 257 statewide, top 91%, 537 students, 96% FRL); Ben C Rain High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 589 students, 90% FRL) — zoned schools average 93% FRL vs 67% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 9% at this address vs 27% district-wide (-18 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
- Market conditions: Rents rising fast (+8.3%/yr); 200 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $483 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 + 8.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- It's been on market 101 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Risks & watch-outs
- Climate carrying-cost: moderate flood risk; 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
$63,609
(9.0% below list)
Questions for the listing agent
- It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.28% ✓
- Cap rate
- 10.65%
- Cash-on-cash
- 15.56%
- DSCR
- 1.69
- GRM
- 6.5
CMA / ARV
- ARV (median comp)
- $101,131
- List price
- $69,900
- Delta
- -25.84%
- Verdict
- UNDERPRICED
- Comps
- 8 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 236 Riverbend Dr #236 | 0.47mi | 1/1.0 (-1) | 650 (-10%) | 1mo | $104,000 | $160 | 56 |
| 2405 Gill Rd | 1.40mi | 2/1.0 | 760 (+6%) | 2mo | $73,000 | $96 | 54 |
| 209 Riverbend Dr #209 | 0.41mi | 2/1.0 | 843 (+17%) | 5mo | $133,900 | $159 | 52 |
| 113 Riverbend Dr #113 | 0.42mi | 2/1.0 | 843 (+17%) | 5mo | $125,000 | $148 | 51 |
| 301 Riverbend Dr #301 | 0.41mi | 2/2.0 | 885 (+23%) | 2mo | $103,000 | $116 | 50 |
| 139 Riverbend Dr #139 | 0.42mi | 1/1.0 (-1) | 650 (-10%) | 12mo | $70,000 | $108 | 50 |
| 319 Riverbend Dr #319 | 0.39mi | 2/2.0 | 885 (+23%) | 9mo | $104,800 | $118 | 45 |
| 107 Riverbend Dr | 0.43mi | 2/1.0 | 843 (+17%) | 13mo | $108,000 | $128 | 44 |
| 326 Riverbend Dr #326 | 0.47mi | 2/2.0 | 885 (+23%) | 9mo | $135,000 | $153 | 42 |
| 1904 Riverside Dr | 1.33mi | 2/1.0 | 864 (+20%) | 5mo | $35,000 | $41 | 36 |
| 2014 Bakers Ln | 0.62mi | 2/1.0 | 832 (+16%) | 12mo | $97,500 | $117 | 36 |
| 3200 Morgan Rd | 1.38mi | 3/1.0 (+1) | 868 (+21%) | 3mo | $100,000 | $115 | 32 |
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 · 8.0% rent growth · sell at horizon
5-year hold
- IRR
- 11.6%
- Equity multiple
- 1.49×
- Total profit
- $9,549
- Equity at exit
- $10,422
10-year hold
- IRR
- 24.2%
- Equity multiple
- 3.58×
- Total profit
- $50,575
- Equity at exit
- $6,044
Cash invested: $19,572 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 2 active
- Months of supply
- 12.0 mo (8%/mo absorbed)
- Median asking
- $118,450 ($133/sqft)
- Median days on market
- 229 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +5.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 36605
- Rents YoY
- 8.3%
- Active inventory
- 200
- Price-to-rent
- 6.5×
Monthly cashflow live
↻
- Estimated rent
- $893 medium interval (Pro) →
- Mortgage (P&I)
- −$367
- Tax from tax record
- −$56 /mo · $668/yr
- Insurance
- −$29
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$187
- Net cashflow
- $254
Break-even live
Break-even rent
$571
Max offer price
$69,900
Occupancy floor
67%
Sensitivity live
| Price | -10% $293 | -5% $274 | +0% $254 | +5% $234 | +10% $214 |
|---|---|---|---|---|---|
| Rent | -10% $183 | -5% $219 | +0% $254 | +5% $289 | +10% $324 |
| Rate | -1.0pp $289 | -0.5pp $272 | base $254 | +0.5pp $236 | +1.0pp $217 |
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
- $17,475
- Closing costs
- $2,097
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 3 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1601 Neshota Dr Apt 19 Mobile, AL | 2.0 | 1.0 | 750 | $800 | $1.07 | 93d | 1 | 1.09mi |
| 1601 Neshota Dr Mobile, AL | 2.0–3.0 | 1.0 | 815 | $735 | $0.90 | 62d | 7 | 1.09mi |
| 2314 Gill Rd Mobile, AL | 1.0 | 1.0 | 572 | $675 | $1.18 | 93d | 1 | 1.32mi |
Property features AI
Finance
- Other
- Subdivision: Edgewood Park
Exterior
- Parking
- DrivewayGarage faces side
- Utilities
- Cable availableElectricity available (110V and 220V)Natural gas availablePhone availablePublic sewerPublic water
- Home design
- Single family residenceResidential propertyBuilt in 1989Pillar/post/pier foundationShingle roof
- Construction
- Asbestos construction materialsNo other structures listedNo accessibility features listed
- Exterior features
- Fenced yard with privacy fencingOther exterior featuresView
Interior
- Kitchen
- White cabinetsEat-in kitchenGas rangeRefrigeratorDishwasher
- Bedrooms
- 2 bedrooms
- Flooring
- Vinyl
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Central heating (natural gas)Central air conditioning
- Interior features
- Other
- Laundry & utility
- WasherDryer
Listing history 50 events
-
2026-08-08days on market $69,900 Active 101 DOM
-
2026-08-07remarks 421-char remark
-
2026-08-07pricedays on market $69,900 Active 100 DOM
-
2026-08-06days on market $75,000 Active 99 DOM
-
2026-08-05days on market $75,000 Active 98 DOM
-
2026-08-04days on market $75,000 Active 97 DOM
-
2026-08-03days on market $75,000 Active 96 DOM
-
2026-07-31days on market $75,000 Active 93 DOM
-
2026-07-30days on market $75,000 Active 92 DOM
-
2026-07-29days on market $75,000 Active 91 DOM
-
2026-07-27days on market $75,000 Active 89 DOM
-
2026-07-25days on market $75,000 Active 87 DOM
-
2026-07-24days on market $75,000 Active 86 DOM
-
2026-07-23days on market $75,000 Active 85 DOM
-
2026-07-22days on market $75,000 Active 84 DOM
-
2026-07-21days on market $75,000 Active 83 DOM
-
2026-07-18days on market $75,000 Active 80 DOM
-
2026-07-16days on market $75,000 Active 78 DOM
-
2026-07-16days on market $75,000 Active 77 DOM
-
2026-07-14days on market $75,000 Active 76 DOM
-
2026-07-13days on market $75,000 Active 75 DOM
-
2026-07-12days on market $75,000 Active 74 DOM
-
2026-07-11days on market $75,000 Active 73 DOM
-
2026-07-10days on market $75,000 Active 72 DOM
-
2026-07-09days on market $75,000 Active 71 DOM
-
2026-07-08days on market $75,000 Active 70 DOM
-
2026-07-07days on market $75,000 Active 69 DOM
-
2026-07-06days on market $75,000 Active 68 DOM
-
2026-07-05days on market $75,000 Active 67 DOM
-
2026-07-04days on market $75,000 Active 66 DOM
-
2026-07-03days on market $75,000 Active 65 DOM
-
2026-07-02days on market $75,000 Active 64 DOM
-
2026-07-01days on market $75,000 Active 63 DOM
-
2026-06-30days on market $75,000 Active 62 DOM
-
2026-06-29days on market $75,000 Active 61 DOM
-
2026-06-28days on market $75,000 Active 60 DOM
-
2026-06-28days on market $75,000 Active 59 DOM
-
2026-06-27days on market $75,000 Active 58 DOM
-
2026-06-25days on market $75,000 Active 56 DOM
-
2026-06-23days on market $75,000 Active 54 DOM
-
2026-06-21days on market $75,000 Active 53 DOM
-
2026-06-18days on market $75,000 Active 50 DOM
-
2026-06-17days on market $75,000 Active 49 DOM
-
2026-06-16days on market $75,000 Active 48 DOM
-
2026-06-15days on market $75,000 Active 47 DOM
-
2026-06-14days on market $75,000 Active 45 DOM
-
2026-06-13days on market $75,000 Active 44 DOM
-
2026-06-10days on market $75,000 Active 42 DOM
-
2026-06-09days on market $75,000 Active 41 DOM
-
2026-06-08days on market $75,000 Active 40 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
- $668 · $56/mo
- Projected year-2 tax
- $668 · $56/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 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
- Wildfire 2/10 Low
- Heat 9/10 Extreme 7 d/yr ≥105°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $10,711
- − Mortgage interest
- −$3,915
- − Property taxes
- −$668
- − Insurance
- −$350
- − Repairs & maintenance
- −$857
- − Management
- −$857
- − Depreciation
- −$2,033
- Taxable income
- $2,031
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$487
- After-tax cash flow
- $2,558/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.
Condition & rehab AI · 9 photos
45/100
Moderate rehab
Est. rehab $18,000–$32,400 screening
This home requires moderate renovations to improve its condition and appeal. Key areas for improvement include the kitchen and bathroom flooring, exterior siding, and landscaping. Fresh paint and updated flooring can significantly enhance its resale and rental value.
Components & finishes AI
Flooring tile
Deferred maintenance Est. $70,000–$210,000 screening
- Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof material or condition visible
- Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC type or condition visible
- Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No window material or condition visible
- Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No electrical panel or condition visible
- Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No plumbing fixtures or condition visible
- Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No exterior siding or condition visible
- Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No other major components visible
Repairs flagged
- Major Kitchen flooring — The flooring is dated and in need of replacement.
- Major Bathroom flooring — The flooring is dated and in need of replacement.
- Minor Exterior siding — The siding has some discoloration and wear, but no major damage.
Value-add opportunities
- Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers. ↑
- Resale Replace kitchen flooring — New flooring can greatly enhance the home's curb appeal and functionality. ↑
- Resale Replace bathroom flooring — Fresh, updated flooring can make a significant difference in the home's curb appeal and functionality. ↑
- Both Landscaping maintenance — A well-maintained yard can improve the home's curb appeal and add value for both resale and rental. ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 9/100
Zoned Schools
Elementary
Dr Robert W Gilliard Elementary
F
AL #503/627
Nat'l #36,161/41,679
Middle
Pillans Middle School
F
AL #233/257
Nat'l #13,478/14,009
High
Ben C Rain High School
F
AL #291/305
Nat'l #17,145/17,239
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
B
Composite livability gradescore 75/100
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 · 415,303 people
- City population
- 205,729
- Metro
- Mobile, AL
- Population (ZIP)
- 25,104
- Household income
- $43,538
- Rent vs Own
- Severe rent burden
- 13% of renters
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 (67%)
- Race & ethnicity
- Black 67% White 27% Two or more races 4% Hispanic / Latino 3%
- Common ancestry
- Lithuanian 3% Slovak 2% Iranian 1%
- Foreign-born
- 3% · Canada
- Languages at home
- 97% English-only · Spanish 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
- ▼ -96.46%
- Current HPI
- 125.9526
- Rent YoY
- ▲ 8.26%
- 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
+63.0% since first listed6 events — show timeline
- 2026-04-29 Listed $75,000 GCMLS AL
- 2026-01-05 Sold (Public Records) $50,000 Public Records
- 2025-12-30 Sold (MLS) $50,000 GCMLS AL
- 2025-12-18 Pending — GCMLS AL
- 2025-12-16 Listed $65,000 GCMLS AL
- 2006-05-24 Sold (Public Records) $46,000 Public Records
Property tax history
+12.5%/yrLatest (2025): $668 · +2.9% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…