8420 Rabby St E · Bayou La Batre, AL 36509

$94,900

3 bd · 2.0 ba · 206 sqft · SingleFamily public records · 164 Days on market

Built 1999 8,394 sqft lot $461/sqft · 399% above area Est $118k · 20% under ↓ 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Appreciation +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Well-maintained manufactured home located in Bayou La Batre featuring 3 bedrooms and 2 bathrooms, plus a versatile bonus room ideal for a home office, playroom, or additional living space. The interior offers fresh paint, laminate flooring throughout, and a cozy fireplace. The kitchen includes dark wood cabinetry, a built-in corner cabinet, and a stainless-steel refrigerator. Exterior features include mature satsuma and persimmon trees, a workshop suitable for hobbies or additional storage, and a side porch perfect for outdoor gatherings. Additional highlights include a front porch, carport, washer and dryer to convey, and an HVAC system less than one year old. This property provides a great balance of indoor comfort and outdoor functionality. Listing agent makes no representation as to the accuracy of square footage. Buyer and buyer’s agent to verify all information deemed important.

Key facts

• Mature satsuma trees
• Cozy fireplace
• Versatile bonus room

Tags

• VERSATILE BONUS ROOM
• COZY FIREPLACE
• DARK WOOD CABINETRY
• BUILT-IN CORNER CABINET
• STAINLESS-STEEL REFRIGERATOR
• MATURE SATSUMA TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $21 ($257/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 $86k (9.7% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.5% in Bayou La Batre — 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 53/100 on livability (#493 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety D+, schools F, crime 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: 25 active listings in the ZIP; 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 $656 of loan paydown is wiped out by about $3k 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 164 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 F-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: 0.90% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $118,141
• List price: $94,900
• Delta: -19.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-14,002
• Equity at exit: $14,150

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-10,385
• Equity at exit: $8,205

Cash invested: $26,572 (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.

Methodology + full state rankings →

ZIP-level market 36509

• Home prices YoY: -2.1%
• Active inventory: 25
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $21

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 92%

Sensitivity live

Price	-10% $87	-5% $54	+0% $21	+5% $-11	+10% $-44
Rent	-10% $-46	-5% $-12	+0% $21	+5% $55	+10% $89
Rate	-1.0pp $69	-0.5pp $46	base $21	+0.5pp $-3	+1.0pp $-28

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $94,900 Active 164 DOM
2. 2026-06-18
   days on market $94,900 Active 161 DOM
3. 2026-06-17
   days on market $94,900 Active 160 DOM
4. 2026-06-16
   days on market $94,900 Active 159 DOM
5. 2026-06-15
   days on market $94,900 Active 158 DOM
6. 2026-06-14
   days on market $94,900 Active 156 DOM
7. 2026-06-13
   days on market $94,900 Active 155 DOM
8. 2026-06-10
   days on market $94,900 Active 153 DOM
9. 2026-06-09
   days on market $94,900 Active 152 DOM
10. 2026-06-08
    days on market $94,900 Active 151 DOM
11. 2026-06-07
    days on market $94,900 Active 150 DOM
12. 2026-06-05
    days on market $94,900 Active 147 DOM
13. 2026-06-03
    days on market $94,900 Active 146 DOM
14. 2026-06-02
    days on market $94,900 Active 145 DOM
15. 2026-06-01
    days on market $94,900 Active 144 DOM
16. 2026-05-31
    days on market $94,900 Active 143 DOM
17. 2026-05-30
    days on market $94,900 Active 142 DOM
18. 2026-04-17
    price $94,900 912-char remark

    Show marketing remark (912 chars)

    Well-maintained manufactured home located in Bayou La Batre featuring 3 bedrooms and 2 bathrooms, plus a versatile bonus room ideal for a home office, playroom, or additional living space. The interior offers fresh paint, laminate flooring throughout, and a cozy fireplace. The kitchen includes dark wood cabinetry, a built-in corner cabinet, and a stainless-steel refrigerator. Exterior features include mature satsuma and persimmon trees, a workshop suitable for hobbies or additional storage, and a side porch perfect for outdoor gatherings. Additional highlights include a front porch, carport, washer and dryer to convey, and an HVAC system less than one year old. This property provides a great balance of indoor comfort and outdoor functionality. Listing agent makes no representation as to the accuracy of square footage. Buyer and buyer’s agent to verify all information deemed important.

19. 2026-03-04
    price $99,000 912-char remark

    Show marketing remark (912 chars)

    Well-maintained manufactured home located in Bayou La Batre featuring 3 bedrooms and 2 bathrooms, plus a versatile bonus room ideal for a home office, playroom, or additional living space. The interior offers fresh paint, laminate flooring throughout, and a cozy fireplace. The kitchen includes dark wood cabinetry, a built-in corner cabinet, and a stainless-steel refrigerator. Exterior features include mature satsuma and persimmon trees, a workshop suitable for hobbies or additional storage, and a side porch perfect for outdoor gatherings. Additional highlights include a front porch, carport, washer and dryer to convey, and an HVAC system less than one year old. This property provides a great balance of indoor comfort and outdoor functionality. Listing agent makes no representation as to the accuracy of square footage. Buyer and buyer’s agent to verify all information deemed important.

20. 2026-01-08
    listed $109,000 Active 912-char remark

    Show marketing remark (912 chars)

    Well-maintained manufactured home located in Bayou La Batre featuring 3 bedrooms and 2 bathrooms, plus a versatile bonus room ideal for a home office, playroom, or additional living space. The interior offers fresh paint, laminate flooring throughout, and a cozy fireplace. The kitchen includes dark wood cabinetry, a built-in corner cabinet, and a stainless-steel refrigerator. Exterior features include mature satsuma and persimmon trees, a workshop suitable for hobbies or additional storage, and a side porch perfect for outdoor gatherings. Additional highlights include a front porch, carport, washer and dryer to convey, and an HVAC system less than one year old. This property provides a great balance of indoor comfort and outdoor functionality. Listing agent makes no representation as to the accuracy of square footage. Buyer and buyer’s agent to verify all information deemed important.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,287
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$2,761
• Taxable loss: −$1,333
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $577/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 — Bayou La Batre

• Score: 53/100
• State rank: #493
• US rank: #24654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou La Batre, AL
• City population: 1,462
• Population (ZIP): 1,462

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Asian 33% Two or more races 8% Black 5% Native American 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 10% Iranian 1%
• Foreign-born: 13% · Vietnam, Canada
• Languages at home: 84% English-only · Other Asian/Pacific 10% Vietnamese 7%

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: ▼ -3.60%
• Current HPI: 170.7495
• 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

-12.9% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $94,900 GCMLS AL
• 2026-03-04 Price Changed $99,000 GCMLS AL
• 2026-01-08 Listed $109,000 GCMLS AL

Property tax history

+5.5%/yr

Latest (2025): $176 · +0.0% YoY. Source: county tax records.