3056 Pleasant Valley Rd · Mobile, AL 36606

$124,900

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 68 Days on market

Built 1990 8,833 sqft lot $84/sqft · 43% above area Est $111k · 13% over ↓ 13% since listing

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3056 Pleasant Valley Road – This 3-bedroom, 1-bath home features fresh updates including new flooring and paint throughout. A great investment opportunity with solid potential for rental income or a starter home. Conveniently located and move-in ready.

Key facts

• Move-in ready
• New flooring
• New paint

Tags

• NEW FLOORING
• NEW PAINT
• INVESTMENT OPPORTUNITY
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Morningside Elementary School (math 9% / reading 29%, grade F, #478 of 627 statewide, top 76%, 455 students, 98% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 175 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.09% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $110,887
• List price: $124,900
• Delta: 12.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3006 Pleasant Valley Rd	0.12mi	3/2.0	1,613 (+8%)	2mo	$110,000	$68	75
3052 Kendale Dr	0.06mi	3/2.0	1,583 (+6%)	10mo	$100,000	$63	74
805 Platt Ave	0.08mi	3/2.0	1,296 (-13%)	4mo	$91,000	$70	67
3011 Westgate St	0.28mi	3/1.0	1,279 (-14%)	3mo	$53,000	$41	61
2905 Cottage Hill Rd	0.62mi	3/2.0	1,450 (-3%)	7mo	$188,000	$130	56
1000 Belvedere Cir E	0.69mi	4/2.0 (+1)	1,467 (-2%)	0mo	$190,000	$130	56
2904 Cottage Hill Rd	0.66mi	3/2.0	1,392 (-7%)	0mo	$124,500	$89	54
509 W Barksdale Dr	0.71mi	3/2.0	1,550 (+4%)	6mo	$250,000	$161	52
966 Delmar Dr	0.32mi	4/2.0 (+1)	1,360 (-9%)	12mo	$147,000	$108	51
450 Magnolia Rd	0.69mi	3/2.0	1,440 (-3%)	9mo	$219,000	$152	51
2755 Marcelus Dr	0.66mi	3/2.0	1,694 (+14%)	0mo	$210,000	$124	42
958 Cloverdale Dr	0.75mi	3/2.0	1,348 (-10%)	7mo	$35,000	$26	40

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $389
• Equity at exit: $18,623

10-year hold

• IRR: 11.8%
• Equity multiple: 2.01×
• Total profit: $35,413
• Equity at exit: $10,799

Cash invested: $34,972 (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 36606

• Rents YoY: 5.1%
• Active inventory: 175
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$655
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $279

Break-even live

Break-even rent $1,002

Max offer price $124,900

Occupancy floor 74%

Sensitivity live

Price	-10% $350	-5% $315	+0% $279	+5% $244	+10% $209
Rent	-10% $172	-5% $226	+0% $279	+5% $333	+10% $386
Rate	-1.0pp $342	-0.5pp $311	base $279	+0.5pp $247	+1.0pp $214

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3171 Pleasant Valley Rd Mobile, AL	2.0	1.0	875	$800	$0.91	45d	1	0.13mi
751 Farnell Ln Mobile, AL	2.0	1.0	1100	$1,400	$1.27	45d	1	0.22mi
916 Delmar Dr Mobile, AL	3.0	1.0	1100	$1,400	$1.27	15d	1	0.28mi
505 Bel Air Blvd Mobile, AL	1.0–2.0	1.0–2.0	976	$1,274	$1.30	15d	16	0.57mi
461 Magnolia Rd Unit A Mobile, AL	2.0	1.0	989	$825	$0.83	45d	1	0.68mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	45d	1	0.77mi
315 Hadrian St Mobile, AL	3.0	2.0	1843	$1,800	$0.98	45d	1	1.01mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	15d	1	1.01mi
3661 Airport Blvd Mobile, AL	1.0–3.0	1.0–2.5	1187	$1,621	$1.37	15d	24	1.02mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	45d	1	1.04mi
713 Iris Ave Mobile, AL	3.0	1.0	1617	$1,300	$0.80	22d	1	1.07mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	45d	1	1.13mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	15d	1	1.13mi
2859 Brierwood Dr Mobile, AL	3.0	1.0	1057	$1,500	$1.42	15d	1	1.15mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	45d	1	1.20mi
1030 Montlimar Dr Mobile, AL	1.0–3.0	1.0–2.0	997	$1,509	$1.51	15d	17	1.24mi
2861 Ralston Rd Mobile, AL	3.0	2.0	1617	$1,650	$1.02	45d	1	1.28mi
1411 Greenbrier Dr Mobile, AL	3.0	1.0	1069	$995	$0.93	45d	1	1.30mi
2861 Potter Dr Unit 1043844P Mobile, AL	3.0	2.0	1496	$2,492	$1.67	22d	1	1.34mi
2863 Potter Dr Unit 1043693P Mobile, AL	4.0	2.0	1496	$3,049	$2.04	15d	1	1.34mi
2855 Potter Dr Mobile, AL	2.0	1.0	1127	$1,050	$0.93	45d	1	1.34mi
1302 Navco Rd Mobile, AL	2.0	1.0	1009	$935	$0.93	15d	13	1.35mi
2656 Pathway Pl Mobile, AL	2.0–3.0	1.0	778	$1,261	$1.62	15d	9	1.40mi
561 Village Green Dr E Mobile, AL	2.0	1.0	880	$1,000	$1.14	15d	4	1.41mi
168 W Collins St Mobile, AL	3.0	1.0	968	$725	$0.75	22d	1	1.43mi
1506 Flowers Dr Unit B Mobile, AL	2.0	1.0	1000	$795	$0.80	22d	1	1.43mi
2456 McLaughlin Dr Mobile, AL	3.0	1.0	1405	$1,300	$0.93	45d	1	1.43mi
1466 Darwood Dr Mobile, AL	3.0	1.5	1053	$1,400	$1.33	45d	1	1.44mi
3060 Emogene St Mobile, AL	3.0	1.0	1200	$1,400	$1.17	15d	1	1.47mi
150 Dunn Ave Mobile, AL	3.0	2.0	1455	$1,250	$0.86	22d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $124,900 Active 68 DOM
2. 2026-06-18
   days on market $124,900 Active 65 DOM
3. 2026-06-17
   days on market $124,900 Active 64 DOM
4. 2026-06-16
   days on market $124,900 Active 63 DOM
5. 2026-06-15
   days on market $124,900 Active 62 DOM
6. 2026-06-14
   days on market $124,900 Active 60 DOM
7. 2026-06-13
   days on market $124,900 Active 59 DOM
8. 2026-06-10
   pricedays on market $124,900 Active 57 DOM
9. 2026-06-09
   days on market $129,900 Active 56 DOM
10. 2026-06-08
    days on market $129,900 Active 55 DOM
11. 2026-06-07
    days on market $129,900 Active 54 DOM
12. 2026-06-05
    days on market $129,900 Active 51 DOM
13. 2026-06-03
    days on market $129,900 Active 50 DOM
14. 2026-06-02
    days on market $129,900 Active 49 DOM
15. 2026-06-01
    days on market $129,900 Active 48 DOM
16. 2026-05-31
    days on market $129,900 Active 47 DOM
17. 2026-05-30
    days on market $129,900 Active 46 DOM
18. 2026-05-15
    price $129,900 258-char remark

    Show marketing remark (258 chars)

    3056 Pleasant Valley Road – This 3-bedroom, 1-bath home features fresh updates including new flooring and paint throughout. A great investment opportunity with solid potential for rental income or a starter home. Conveniently located and move-in ready.

19. 2026-04-30
    price $139,900 258-char remark

    Show marketing remark (258 chars)

    3056 Pleasant Valley Road – This 3-bedroom, 1-bath home features fresh updates including new flooring and paint throughout. A great investment opportunity with solid potential for rental income or a starter home. Conveniently located and move-in ready.

20. 2026-04-14
    listed $149,900 Active 258-char remark

    Show marketing remark (258 chars)

    3056 Pleasant Valley Road – This 3-bedroom, 1-bath home features fresh updates including new flooring and paint throughout. A great investment opportunity with solid potential for rental income or a starter home. Conveniently located and move-in ready.

21. 2023-12-19
    historical $950
22. 2023-12-02
    listed $950

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,012 · $84/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,263
• − Mortgage interest: −$6,996
• − Property taxes: −$1,012
• − Insurance: −$624
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$3,633
• Taxable income: $1,394
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $3,016/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): 18,728
• Household income: $51,303
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 999.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% White 37% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Scottish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -232.19%
• Current HPI: 145.9025
• Rent YoY: ▲ 5.06%
• 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

-13.3% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $129,900 GCMLS AL
• 2026-04-30 Price Changed $139,900 GCMLS AL
• 2026-04-14 Listed $149,900 GCMLS AL
• 2023-12-19 Rental Removed $950 GCMLSAL
• 2023-12-02 Listed for Rent $950 GCMLSAL

Property tax history

+9.6%/yr

Latest (2025): $1,012 · +0.0% YoY. Source: county tax records.