4861 Woodcliff Dr N · Mobile, AL 36693

$150,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily public records · 5 Days on market

Built 1968 0.33 ac lot Est $203k · 26% under

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! Spacious 3-bedroom, 2-bath home featuring a formal living and formal dining room. The kitchen opens to a cozy den, creating a functional layout for everyday living. Enjoy a private back yard and 2-car carport. Property is being sold as-is. Seller has never occupied the property, and it has been used as a rental property. AC unit and roof was replaced in 2023.

Key facts

• 2-car carport
• Ac unit replaced
• Formal dining room

Tags

• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• PRIVATE BACK YARD
• 2-CAR CARPORT
• AC UNIT REPLACED
• ROOF REPLACED

Property features AI

Exterior

• Parking: Carport (2 spaces)
• Utilities: Electricity available; Natural gas available; Water available; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick construction on all sides; Shingle roof; Built in 1968; Slab foundation
• Exterior features: Fenced front and back yard; Yard (front and back); Accessible electrical and environmental controls; Other detached structure on property; Views

Interior

• Kitchen: Dishwasher; Electric range; Kitchen open to family room; Separate dining room
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Built-in bookcases; Decorative fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.9% 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: Kate Shepard Elementary School (math 16% / reading 48%, grade F, #331 of 627 statewide, top 57%, 584 students, 74% 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 67% FRL track the district average.
• Market conditions: Rents flat; 142 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $4k 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

• Only 5 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.
• Current owner paid $120k; 25% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $202,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1226 Barcelona Dr	0.34mi	3/2.0	1,614 (+0%)	1mo	$239,500	$148	83
4203 Arcturus Ln	0.28mi	4/1.5 (+1)	1,549 (-4%)	0mo	$189,000	$122	73
4160 Aldebaran Way	0.32mi	3/2.0	1,719 (+7%)	1mo	$127,500	$74	73
1210 Barcelona Dr	0.37mi	3/2.0	1,526 (-5%)	8mo	$215,000	$141	68
4270 Taurus Dr	0.33mi	3/2.0	1,746 (+8%)	6mo	$218,000	$125	66
4158 Highway 90 Dr	0.50mi	3/1.0	1,688 (+5%)	1mo	$183,000	$108	64
1409 ALTAIR Ln	0.58mi	3/2.0	1,689 (+5%)	2mo	$295,000	$175	63
1208 Sudan St	0.23mi	3/2.0	1,386 (-14%)	4mo	$160,100	$116	62
4117 Beacon Ln	0.69mi	3/2.0	1,721 (+7%)	7mo	$279,900	$163	50
5204 Burma Rd	0.57mi	2/2.0 (-1)	1,820 (+13%)	1mo	$230,000	$126	46
1300 Rainbow Dr W	0.72mi	2/2.0 (-1)	1,780 (+11%)	8mo	$189,000	$106	37
2813 Longleaf Dr	0.72mi	4/2.0 (+1)	1,825 (+13%)	6mo	$238,000	$130	34

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 · 0.24% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.64×
• Total profit: $-15,320
• Equity at exit: $22,365

10-year hold

• IRR: -5.1%
• Equity multiple: 0.70×
• Total profit: $-12,394
• Equity at exit: $12,969

Cash invested: $42,000 (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 36693

• Home prices YoY: -28.1%
• Rents YoY: 0.2%
• Active inventory: 142
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$787
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $205

Break-even live

Break-even rent $1,253

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4861 Woodcliff Dr N Mobile, AL	3.0	2.0	1610	$1,300	$0.81	43d	1	0.01mi
4273 Vega Dr Mobile, AL	3.0	1.5	1300	$1,600	$1.23	43d	1	0.54mi
2754 Seaton Ct Mobile, AL	3.0	2.5	1640	$1,950	$1.19	13d	1	0.80mi
713 Raines Dr Mobile, AL	4.0	2.0	1600	$1,858	$1.16	13d	1	1.07mi
4361 Montclair Cir E Mobile, AL	3.0	2.0	1456	$1,700	$1.17	43d	1	1.08mi
4242 Marmora Dr Mobile, AL	3.0	1.5	1053	$1,500	$1.42	43d	1	1.13mi
4213 Malibar Dr Mobile, AL	3.0	1.0	1100	$1,458	$1.33	21d	1	1.13mi
4077 Lancewood Dr S Mobile, AL	4.0	1.0	1283	$1,600	$1.25	43d	1	1.19mi
1611 Rochelle St Mobile, AL	3.0	2.0	1085	$1,650	$1.52	21d	1	1.21mi
4017 Cottage Hill Rd Mobile, AL	3.0	2.5	1616	$1,495	$0.93	43d	1	1.24mi
4017 Cottage Hill Rd #69 Mobile, AL	3.0	2.5	1616	$1,495	$0.93	21d	1	1.24mi
654 Ynestra Dr Mobile, AL	3.0	1.5	1134	$1,300	$1.15	13d	1	1.26mi
3993 Cottage Hill Rd Mobile, AL	2.0	1.5	1150	$895	$0.78	43d	1	1.28mi
4950 Government Blvd Mobile, AL	1.0–4.0	1.0–2.5	1225	$1,321	$1.08	13d	7	1.39mi
4161 Rebecca Rd Mobile, AL	3.0	1.0	1214	$1,500	$1.24	13d	1	1.40mi
4306 Via Alta Dr Mobile, AL	3.0	2.0	1640	$1,600	$0.98	43d	1	1.45mi

Listing history 4 events

1. 2026-05-20
   listed $150,000 Active
2. 2026-05-16
   historical $1,300
3. 2026-03-31
   listed $1,300
4. 2005-11-07
   soldstatus $120,000

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,685 · $140/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 1/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,151
• − Mortgage interest: −$8,402
• − Property taxes: −$1,685
• − Insurance: −$750
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,364
• Taxable income: $46
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $2,454/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): 18,726
• Household income: $68,933
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 498.0

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 (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 5% Asian 4% Two or more races 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 4% Tagalog/Filipino 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: ▼ -71.22%
• Current HPI: 182.6406
• Rent YoY: ▲ 0.24%
• 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

+25.0% since first listed

4 events — show timeline

• 2026-05-20 Listed $150,000 GCMLS AL
• 2026-05-16 Rental Removed $1,300 GCMLSAL
• 2026-03-31 Listed for Rent $1,300 GCMLSAL
• 2005-11-07 Sold (Public Records) $120,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,685 · +0.2% YoY. Source: county tax records.