6085 Alice Rd · Semmes, AL 36575

$165,000

3 bd · 1.0 ba · 1,592 sqft · SingleFamily public records · 287 Days on market

Built 1990 0.94 ac lot Est $252k · 34% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

List of Improvements: New Gas Water Heater, New Roof w/ Architectural Shingles, Replaced all doors, mouldings, and frames, Replaced all windows with Therma Panes, Removed all plumbing and replaced with PEX, Installed vinyl siding and installed metal frames/front porch screens, Replaced Cabinet Doors (30) and Drawer Fronts (6), Installed concrete driveway for carport, New Dishwasher, All new lights, ceiling fans, screens, mini-blinds, etc. - New closet doors, New inside paint, Cabinets updated, New railings, upgraded flooring, new carpet, and upgraded 8 lb padding, New lattice skirting. .. This solid older home is in an established neighborhood on a quiet cul-de-sac convenient to shopping a

Key facts

• Replaced all windows
• New gas water heater
• Replaced all doors

Tags

• NEW GAS WATER HEATER
• NEW ROOF
• REPLACED ALL DOORS
• REPLACED ALL WINDOWS
• INSTALLED VINYL SIDING
• REPLACED CABINET DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.3% in Semmes — 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 60/100 on livability (#311 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• 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.
• Market conditions: 185 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 287 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $55k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $165k implies a 1550% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% 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: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $251,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6085 Alice Rd	0.00mi	3/2.0	1,691 (+6%)	1mo	$160,000	$95	85
9370 Woodvale Dr	0.21mi	4/2.5 (+1)	1,580 (-1%)	13mo	$200,000	$127	68
9301 Spice Pond Rd	0.68mi	3/1.5	1,560 (-2%)	2mo	$185,000	$119	61
6030 Lott Rd	0.32mi	3/2.0	1,686 (+6%)	13mo	$201,000	$119	60
6395 Fox Hunt Dr	0.54mi	4/2.0 (+1)	1,604 (+1%)	12mo	$239,000	$149	54
6381 Fox Hunt Dr	0.52mi	3/2.0	1,392 (-13%)	3mo	$225,000	$162	48
9366 E FOX RUN Ct	0.47mi	3/2.0	1,456 (-8%)	17mo	$230,000	$158	45
9412 E Fox Hunter Ct	0.61mi	4/2.0 (+1)	1,500 (-6%)	9mo	$242,500	$162	45
9480 Hunters Way Dr	0.71mi	4/2.0 (+1)	1,440 (-10%)	1mo	$235,000	$163	41
5561 Mccrary Rd	0.74mi	3/2.0	1,765 (+11%)	4mo	$346,900	$197	40
9411 Fox Hunter Ct E	0.58mi	3/2.0	1,404 (-12%)	17mo	$240,000	$171	35
9530 Hunters Way Dr	0.75mi	3/2.0	1,380 (-13%)	11mo	$191,000	$138	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-902
• Equity at exit: $24,602

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $32,343
• Equity at exit: $14,266

Cash invested: $46,200 (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 36575

• Home prices YoY: -21.8%
• Active inventory: 185
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $406

Break-even live

Break-even rent $1,284

Max offer price $165,000

Occupancy floor 72%

Sensitivity live

Price	-10% $500	-5% $453	+0% $406	+5% $360	+10% $313
Rent	-10% $264	-5% $335	+0% $406	+5% $477	+10% $549
Rate	-1.0pp $490	-0.5pp $448	base $406	+0.5pp $364	+1.0pp $320

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6208 Marlin Dr Eight Mile, AL	3.0	2.0	1595	$1,895	$1.19	45d	1	0.50mi
9530 Fox Hunter Ct W Semmes, AL	3.0	2.0	1326	$1,650	$1.24	22d	1	0.65mi

Listing history 10 events

1. 2026-04-10
   status Pending
2. 2026-02-25
   price $165,000
3. 2026-02-25
   status Active
4. 2026-02-07
   status Pending
5. 2026-01-07
   price $189,900
6. 2025-10-16
   price $194,900
7. 2025-07-28
   price $199,900
8. 2025-07-16
   price $210,000
9. 2025-06-09
   listed $220,000 Active
10. 2008-09-15
    soldstatus $10,000

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 20 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: $21,582
• − Mortgage interest: −$9,243
• − Property taxes: −$964
• − Insurance: −$825
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$4,800
• Taxable income: $2,297
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $4,326/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 — Semmes

• Score: 60/100
• State rank: #311
• US rank: #19360

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,444

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 (73%)
• Race & ethnicity: White 73% Black 19% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 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: ▼ -60.58%
• Current HPI: 217.5112
• Rent YoY: —
• Metro: —
• 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

+1550.0% since first listed

10 events — show timeline

• 2026-04-10 Pending — GCMLS AL
• 2026-02-25 Price Changed $165,000 GCMLS AL
• 2026-02-25 Relisted — GCMLS AL
• 2026-02-07 Pending — GCMLS AL
• 2026-01-07 Price Changed $189,900 GCMLS AL
• 2025-10-16 Price Changed $194,900 GCMLS AL
• 2025-07-28 Price Changed $199,900 GCMLS AL
• 2025-07-16 Price Changed $210,000 GCMLS AL
• 2025-06-09 Listed $220,000 GCMLS AL
• 2008-09-15 Sold (Public Records) $10,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $964 · +3.6% YoY. Source: county tax records.