767 Kasserine Pass · Mobile, AL 36609

$169,900

4 bd · 1.0 ba · 1,294 sqft · SingleFamily public records · 549 Days on market

Built 1959 0.25 ac lot $131/sqft · 9% below area Est $187k · 9% under ↓ 11% 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 +18.2/30.0
• ARV discount +11.6/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE BRICK HOUSE IN THE HEART OF COTTAGE HILL. IT SITS ON A LARGE LOT AND CONVIENENT TO EVERYTHING! LARGE LIVING, KITCHEN AND SEPARATE DINING ROOM, FRESH PAINT THROUGHT-OUT, NEW CARPET IN 3 OF THE BEDROOMS, SPLIT FLOOR PLAN.... ENJOY THE EVENINGS ON THE PRIVATE PATIO OFF THE BACK. GATED BACK YARD, CALL TODAY AND FIND YOUR DREAMS A HOME... Buyer responsible for verifying all measurements and relevant details.

Key facts

• Gated back yard
• Brick house
• Private patio

Tags

• BRICK HOUSE
• PRIVATE PATIO
• GATED BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $155k (8.9% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: schools D-, 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.
• Market conditions: Rents rising (+3.1%/yr); 144 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 37% of the median local income ($50k/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 $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 549 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 549 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $186,886
• List price: $169,900
• Delta: -9.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Kasserine Pass	0.09mi	3/1.5 (-1)	1,377 (+6%)	1mo	$178,000	$129	77
4077 Lancewood Dr S	0.58mi	4/1.0	1,284 (-1%)	2mo	$125,000	$97	70
713 Raines Dr	0.39mi	3/1.0 (-1)	1,347 (+4%)	2mo	$73,000	$54	68
2120 Panorama Dr	0.34mi	3/2.0 (-1)	1,343 (+4%)	2mo	$207,500	$155	67
4259 Raines Dr	0.37mi	3/1.5 (-1)	1,394 (+8%)	1mo	$184,000	$132	62
2359 Demetropolis Rd	0.71mi	4/1.5	1,344 (+4%)	2mo	$78,000	$58	57
5612 Bentley Ln	0.36mi	3/2.0 (-1)	1,420 (+10%)	1mo	$169,000	$119	57
5032 Brookfield Dr N	0.69mi	3/1.5 (-1)	1,336 (+3%)	1mo	$185,000	$138	55
5609 Bentley Ct	0.37mi	3/2.0 (-1)	1,440 (+11%)	1mo	$193,000	$134	54
4275 Raines Dr	0.34mi	3/1.0 (-1)	1,107 (-14%)	2mo	$172,000	$155	54
661 Raines Dr	0.43mi	3/1.5 (-1)	1,134 (-12%)	1mo	$122,000	$108	51
1919 Wildwood Pl	0.49mi	3/2.0 (-1)	1,104 (-15%)	1mo	$199,000	$180	43

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-17,676
• Equity at exit: $25,333

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,507
• Equity at exit: $14,690

Cash invested: $47,572 (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 36609

• Rents YoY: 3.1%
• Active inventory: 144
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$891
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $154

Break-even live

Break-even rent $1,354

Max offer price $169,900

Occupancy floor 85%

Sensitivity live

Price	-10% $250	-5% $202	+0% $154	+5% $106	+10% $57
Rent	-10% $31	-5% $93	+0% $154	+5% $215	+10% $276
Rate	-1.0pp $239	-0.5pp $197	base $154	+0.5pp $110	+1.0pp $65

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4242 Marmora Dr Mobile, AL	3.0	1.5	1053	$1,500	$1.42	45d	1	0.33mi
713 Raines Dr Mobile, AL	4.0	2.0	1600	$1,858	$1.16	15d	1	0.42mi
4306 Via Alta Dr Mobile, AL	3.0	2.0	1640	$1,600	$0.98	45d	1	0.42mi
4213 Malibar Dr Mobile, AL	3.0	1.0	1100	$1,458	$1.33	22d	1	0.45mi
654 Ynestra Dr Mobile, AL	3.0	1.5	1134	$1,300	$1.15	15d	1	0.55mi
4161 Rebecca Rd Mobile, AL	3.0	1.0	1214	$1,500	$1.24	15d	1	0.58mi
4077 Lancewood Dr S Mobile, AL	4.0	1.0	1283	$1,600	$1.25	45d	1	0.60mi
1724 Rustic Wood Ct Mobile, AL	3.0	2.0	1607	$1,850	$1.15	45d	1	0.64mi
552 Tamworth Ct Mobile, AL	3.0	1.0	1100	$1,450	$1.32	45d	1	0.67mi
550 Tamworth Ct Mobile, AL	3.0	1.0	1000	$1,295	$1.29	45d	1	0.69mi
5155 Ridgedale Rd Mobile, AL	3.0	1.5	1263	$1,400	$1.11	15d	1	0.81mi
5901 Ole Mill Rd Mobile, AL	3.0	2.0	1600	$1,900	$1.19	45d	1	0.89mi
4057 Gaylark Rd N Mobile, AL	3.0	1.0	1080	$1,275	$1.18	22d	1	0.99mi
4118 Seabreeze Rd N Mobile, AL	3.0	1.0	1088	$1,100	$1.01	45d	1	1.00mi
2754 Seaton Ct Mobile, AL	3.0	2.5	1640	$1,950	$1.19	15d	1	1.10mi
2316 Woodland Rd Mobile, AL	4.0	2.0	1560	$2,200	$1.41	15d	1	1.10mi
4861 Woodcliff Dr N Mobile, AL	3.0	2.0	1610	$1,300	$0.81	45d	1	1.11mi
4017 Cottage Hill Rd Mobile, AL	3.0	2.5	1616	$1,495	$0.93	45d	1	1.29mi
4017 Cottage Hill Rd #69 Mobile, AL	3.0	2.5	1616	$1,495	$0.93	22d	1	1.29mi
6260 Sarasota Dr Mobile, AL	3.0	1.0	1090	$1,200	$1.10	45d	1	1.42mi
651 Azalea Rd Mobile, AL	2.0–3.0	1.0–1.5	890	$1,232	$1.38	45d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $169,900 Active 549 DOM
2. 2026-06-17
   days on market $169,900 Active 548 DOM
3. 2026-06-16
   days on market $169,900 Active 547 DOM
4. 2026-06-15
   days on market $169,900 Active 546 DOM
5. 2026-06-14
   days on market $169,900 Active 544 DOM
6. 2026-06-13
   days on market $169,900 Active 543 DOM
7. 2026-06-10
   days on market $169,900 Active 541 DOM
8. 2026-06-09
   days on market $169,900 Active 540 DOM
9. 2026-06-08
   days on market $169,900 Active 539 DOM
10. 2026-06-07
    statusdays on market $169,900 Active 538 DOM
11. 2026-06-05
    status $169,900 Pending 536 DOM
12. 2026-06-03
    days on market $169,900 Active 536 DOM
13. 2026-06-02
    days on market $169,900 Active 535 DOM
14. 2026-06-01
    days on market $169,900 Active 534 DOM
15. 2026-05-31
    days on market $169,900 Active 533 DOM
16. 2026-05-30
    days on market $169,900 Active 532 DOM
17. 2026-05-13
    status Active 413-char remark

    Show marketing remark (413 chars)

    CUTE BRICK HOUSE IN THE HEART OF COTTAGE HILL. IT SITS ON A LARGE LOT AND CONVIENENT TO EVERYTHING! LARGE LIVING, KITCHEN AND SEPARATE DINING ROOM, FRESH PAINT THROUGHT-OUT, NEW CARPET IN 3 OF THE BEDROOMS, SPLIT FLOOR PLAN.... ENJOY THE EVENINGS ON THE PRIVATE PATIO OFF THE BACK. GATED BACK YARD, CALL TODAY AND FIND YOUR DREAMS A HOME... Buyer responsible for verifying all measurements and relevant details.

18. 2026-05-04
    status Pending 413-char remark

    Show marketing remark (413 chars)

    CUTE BRICK HOUSE IN THE HEART OF COTTAGE HILL. IT SITS ON A LARGE LOT AND CONVIENENT TO EVERYTHING! LARGE LIVING, KITCHEN AND SEPARATE DINING ROOM, FRESH PAINT THROUGHT-OUT, NEW CARPET IN 3 OF THE BEDROOMS, SPLIT FLOOR PLAN.... ENJOY THE EVENINGS ON THE PRIVATE PATIO OFF THE BACK. GATED BACK YARD, CALL TODAY AND FIND YOUR DREAMS A HOME... Buyer responsible for verifying all measurements and relevant details.

19. 2026-04-24
    price $169,900 413-char remark

    Show marketing remark (413 chars)

    CUTE BRICK HOUSE IN THE HEART OF COTTAGE HILL. IT SITS ON A LARGE LOT AND CONVIENENT TO EVERYTHING! LARGE LIVING, KITCHEN AND SEPARATE DINING ROOM, FRESH PAINT THROUGHT-OUT, NEW CARPET IN 3 OF THE BEDROOMS, SPLIT FLOOR PLAN.... ENJOY THE EVENINGS ON THE PRIVATE PATIO OFF THE BACK. GATED BACK YARD, CALL TODAY AND FIND YOUR DREAMS A HOME... Buyer responsible for verifying all measurements and relevant details.

20. 2026-01-09
    status Active 413-char remark

    Show marketing remark (413 chars)

    CUTE BRICK HOUSE IN THE HEART OF COTTAGE HILL. IT SITS ON A LARGE LOT AND CONVIENENT TO EVERYTHING! LARGE LIVING, KITCHEN AND SEPARATE DINING ROOM, FRESH PAINT THROUGHT-OUT, NEW CARPET IN 3 OF THE BEDROOMS, SPLIT FLOOR PLAN.... ENJOY THE EVENINGS ON THE PRIVATE PATIO OFF THE BACK. GATED BACK YARD, CALL TODAY AND FIND YOUR DREAMS A HOME... Buyer responsible for verifying all measurements and relevant details.

21. 2026-01-01
    historical 413-char remark

    Show marketing remark (413 chars)

    CUTE BRICK HOUSE IN THE HEART OF COTTAGE HILL. IT SITS ON A LARGE LOT AND CONVIENENT TO EVERYTHING! LARGE LIVING, KITCHEN AND SEPARATE DINING ROOM, FRESH PAINT THROUGHT-OUT, NEW CARPET IN 3 OF THE BEDROOMS, SPLIT FLOOR PLAN.... ENJOY THE EVENINGS ON THE PRIVATE PATIO OFF THE BACK. GATED BACK YARD, CALL TODAY AND FIND YOUR DREAMS A HOME... Buyer responsible for verifying all measurements and relevant details.

22. 2025-07-01
    status Active 413-char remark

    Show marketing remark (413 chars)

    CUTE BRICK HOUSE IN THE HEART OF COTTAGE HILL. IT SITS ON A LARGE LOT AND CONVIENENT TO EVERYTHING! LARGE LIVING, KITCHEN AND SEPARATE DINING ROOM, FRESH PAINT THROUGHT-OUT, NEW CARPET IN 3 OF THE BEDROOMS, SPLIT FLOOR PLAN.... ENJOY THE EVENINGS ON THE PRIVATE PATIO OFF THE BACK. GATED BACK YARD, CALL TODAY AND FIND YOUR DREAMS A HOME... Buyer responsible for verifying all measurements and relevant details.

23. 2025-07-01
    historical 413-char remark

    Show marketing remark (413 chars)

    CUTE BRICK HOUSE IN THE HEART OF COTTAGE HILL. IT SITS ON A LARGE LOT AND CONVIENENT TO EVERYTHING! LARGE LIVING, KITCHEN AND SEPARATE DINING ROOM, FRESH PAINT THROUGHT-OUT, NEW CARPET IN 3 OF THE BEDROOMS, SPLIT FLOOR PLAN.... ENJOY THE EVENINGS ON THE PRIVATE PATIO OFF THE BACK. GATED BACK YARD, CALL TODAY AND FIND YOUR DREAMS A HOME... Buyer responsible for verifying all measurements and relevant details.

24. 2025-05-16
    price $179,900 413-char remark

    Show marketing remark (413 chars)

    CUTE BRICK HOUSE IN THE HEART OF COTTAGE HILL. IT SITS ON A LARGE LOT AND CONVIENENT TO EVERYTHING! LARGE LIVING, KITCHEN AND SEPARATE DINING ROOM, FRESH PAINT THROUGHT-OUT, NEW CARPET IN 3 OF THE BEDROOMS, SPLIT FLOOR PLAN.... ENJOY THE EVENINGS ON THE PRIVATE PATIO OFF THE BACK. GATED BACK YARD, CALL TODAY AND FIND YOUR DREAMS A HOME... Buyer responsible for verifying all measurements and relevant details.

25. 2024-11-27
    listed $189,900 Active 413-char remark

    Show marketing remark (413 chars)

    CUTE BRICK HOUSE IN THE HEART OF COTTAGE HILL. IT SITS ON A LARGE LOT AND CONVIENENT TO EVERYTHING! LARGE LIVING, KITCHEN AND SEPARATE DINING ROOM, FRESH PAINT THROUGHT-OUT, NEW CARPET IN 3 OF THE BEDROOMS, SPLIT FLOOR PLAN.... ENJOY THE EVENINGS ON THE PRIVATE PATIO OFF THE BACK. GATED BACK YARD, CALL TODAY AND FIND YOUR DREAMS A HOME... Buyer responsible for verifying all measurements and relevant details.

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $1,294 · $108/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 2/10 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: $18,581
• − Mortgage interest: −$9,517
• − Property taxes: −$1,294
• − Insurance: −$850
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$4,943
• Taxable loss: −$995
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $2,083/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): 23,820
• Household income: $49,830
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1379.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 44% White 42% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Vietnamese 2% Other Indo-European 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: ▼ -124.06%
• Current HPI: 200.0811
• Rent YoY: ▲ 3.07%
• 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

-10.5% since first listed

9 events — show timeline

• 2026-05-13 Relisted — GCMLS AL
• 2026-05-04 Pending — GCMLS AL
• 2026-04-24 Price Changed $169,900 GCMLS AL
• 2026-01-09 Relisted — GCMLS AL
• 2026-01-01 Delisted — GCMLS AL
• 2025-07-01 Relisted — GCMLS AL
• 2025-07-01 Delisted — GCMLS AL
• 2025-05-16 Price Changed $179,900 GCMLS AL
• 2024-11-27 Listed $189,900 GCMLS AL

Property tax history

+2.0%/yr

Latest (2025): $1,294 · +6.9% YoY. Source: county tax records.