2071 Gimon Cir N · Mobile, AL 36605

$79,999

2 bd · 1.0 ba · 1,049 sqft · SingleFamily public records · 5 Days on market

Built 1989 7,823 sqft lot Est $82k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +8.5/15.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming ranch-style cottage offering approximately 1,083 square feet of living space with a functional layout. This 2-bedroom, 1 bath home features a spacious living area, hardwood flooring, dedicated dining space, and an oversized front porch perfect for relaxing. The property also includes a large backyard with room for entertaining, gardening, or future improvements. Constructed with wood-frame siding and an asphalt shingle roof, this home sits on a generously sized lot in an established neighborhood convenient to schools, shopping, dining, and major roadways. Great opportunity for first-time homebuyers, investors, or anyone looking for affordable living in Mobile. Buyer and buyer's age

Key facts

• Hardwood flooring
• Large backyard
• Wood-frame siding

Tags

• HARDWOOD FLOORING
• OVERSIZED FRONT PORCH
• LARGE BACKYARD
• WOOD-FRAME SIDING
• ASPHALT SHINGLE ROOF
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: Electricity available (110V and 220V); Public sewer; Water available
• Home design: Single family residence; Residential property
• Construction: Wood siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Other exterior features; Back yard fencing; View

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Other interior features; Fireplace in another room; Separate dining room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.8% 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: Maryvale Elementary School (math 5% / reading 25%, grade F, #505 of 627 statewide, top 81%, 494 students, 92% FRL); Lillie B Williamson High School (math 2% / reading 12%, grade F, #273 of 305 statewide, top 89%, 956 students, 94% 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 11% at this address vs 27% district-wide (-16 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); 139 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).
• This rent runs 30% of the median local income ($44k/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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.68%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $81,822
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2071 Foster Ln	0.13mi	2/1.0	993 (-5%)	11mo	$110,900	$112	76
1105 Bartran Curv	0.32mi	3/1.0 (+1)	1,040 (-1%)	9mo	$87,250	$84	71
2459 Gulf Terra Dr N	0.39mi	3/1.0 (+1)	1,094 (+4%)	3mo	$85,000	$78	67
1300 Willow Ln	0.43mi	3/1.0 (+1)	965 (-8%)	3mo	$28,000	$29	59
731 Jemison St	0.70mi	2/1.0	951 (-9%)	2mo	$75,531	$79	50
2001 Gimon Cir S	0.29mi	3/1.0 (+1)	1,204 (+15%)	8mo	$21,000	$17	50
1714 Hurtel St	0.72mi	3/1.0 (+1)	1,000 (-5%)	4mo	$96,000	$96	50
2211 Webb Ave	0.73mi	3/1.0 (+1)	1,107 (+6%)	10mo	$95,000	$86	44
1353 Brooke Ave	0.70mi	3/1.0 (+1)	1,158 (+10%)	4mo	$26,000	$22	42
2051 Height St	0.59mi	2/1.0	900 (-14%)	9mo	$65,000	$72	41
2618 Pollard Ln	0.74mi	3/1.5 (+1)	1,100 (+5%)	13mo	$40,000	$36	40
2600 Pollard Ln	0.65mi	2/1.0	1,176 (+12%)	12mo	$40,000	$34	39

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: 17.0%
• Equity multiple: 1.72×
• Total profit: $16,210
• Equity at exit: $11,928

10-year hold

• IRR: 28.7%
• Equity multiple: 4.15×
• Total profit: $70,546
• Equity at exit: $6,917

Cash invested: $22,400 (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 36605

• Rents YoY: 8.3%
• Active inventory: 139
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$420
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $367

Break-even live

Break-even rent $631

Max offer price $79,999

Occupancy floor 61%

Sensitivity live

Price	-10% $413	-5% $390	+0% $367	+5% $345	+10% $322
Rent	-10% $281	-5% $324	+0% $367	+5% $411	+10% $454
Rate	-1.0pp $408	-0.5pp $388	base $367	+0.5pp $347	+1.0pp $326

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	14d	1	0.48mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	44d	1	0.48mi
957 Navco Rd Mobile, AL	2.0	1.5	812	$850	$1.05	21d	1	0.51mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	44d	1	0.54mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	44d	1	0.59mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	44d	1	0.59mi
767 Jemison St Mobile, AL	2.0	1.0	850	$750	$0.88	44d	1	0.60mi
1351 Dauphin Island Pkwy Mobile, AL	3.0	1.0	992	$1,095	$1.10	44d	1	0.69mi
728 Bankhead Pl Mobile, AL	2.0	1.0	810	$675	$0.83	44d	1	0.74mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	44d	1	0.75mi
1302 Navco Rd Mobile, AL	2.0	1.0	1009	$935	$0.93	14d	13	0.78mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	21d	1	0.93mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	44d	1	0.98mi
2456 McLaughlin Dr Mobile, AL	3.0	1.0	1405	$1,300	$0.93	44d	1	0.98mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	44d	1	1.01mi
2366 White St Unit B Mobile, AL	2.0	1.0	900	$845	$0.94	44d	1	1.05mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	44d	1	1.08mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	44d	1	1.11mi
1601 Neshota Dr Mobile, AL	2.0–3.0	1.0	815	$735	$0.90	14d	7	1.14mi
1601 Neshota Dr Apt 86 Mobile, AL	3.0	1.0	880	$900	$1.02	44d	1	1.14mi
1601 Neshota Dr Apt 19 Mobile, AL	2.0	1.0	750	$800	$1.07	44d	1	1.14mi
1506 Flowers Dr Unit B Mobile, AL	2.0	1.0	1000	$795	$0.80	21d	1	1.23mi
2904 Pleasant Valley Rd Mobile, AL	2.0	1.0	815	$899	$1.10	44d	1	1.27mi
400 Westwood St Mobile, AL	1.0–2.0	1.0	750	$1,005	$1.34	44d	1	1.30mi
2359 Vermillion Dr Mobile, AL	3.0	1.0	1064	$895	$0.84	21d	1	1.35mi
1411 Greenbrier Dr Mobile, AL	3.0	1.0	1069	$995	$0.93	44d	1	1.37mi
751 Farnell Ln Mobile, AL	2.0	1.0	1100	$1,400	$1.27	44d	1	1.41mi
461 Magnolia Rd Unit A Mobile, AL	2.0	1.0	989	$825	$0.83	44d	1	1.43mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	14d	1	1.46mi

Listing history 2 events

1. 2026-05-22
   status Pending
2. 2026-05-16
   listed $79,999 Active

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $551 · $46/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 (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 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: $13,156
• − Mortgage interest: −$4,481
• − Property taxes: −$551
• − Insurance: −$400
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,327
• Taxable income: $3,292
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $3,618/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): 25,104
• Household income: $43,538
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1521.0

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 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

2 events — show timeline

• 2026-05-22 Pending — GCMLS AL
• 2026-05-16 Listed $79,999 GCMLS AL

Property tax history

-0.2%/yr

Latest (2025): $551 · +0.0% YoY. Source: county tax records.