1013 Regal Dr · Mobile, AL 36609

$284,500

4 bd · 2.0 ba · 2,326 sqft · SingleFamily public records · 211 Days on market

Built 1994 0.29 ac lot $122/sqft · 8% below area Est $309k · 8% under $10/mo HOA ↓ 10% since listing

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +11.0/15.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE SUNDAY, May 3rd 2:00-4:00 P.M. Location, location, location! This four bedroom two full bath brick ranch is located in popular Regency Park! Five minutes from the University of South Alabama and right around the corner from St. Lukes High School. This beauty has been well maintained and loved but seller has decided it is time for a new family! Kitchen features include center island with cooktop, double wall oven, white painted cabinets, ceramic tile floors for easy clean up and a lovely beakfast area that has a large window for lots of sunlight! Laundry room off of kitchen with plenty of space for that extra freezer or refrigerator. Huge family room with fireplace and french door is open to dining area in front of home. French door in family room opens onto patio in rear. Master bedroom offers an ensuite bathroom with updated cultured marble walk in shower as well as walk in closet. Crown moulding in family room,dining room and kitchen. Chair railing in dining room as well as a swing door from dining to kitchen! 20X40 workshop/garage. Storage in carport area as well. Carport will accomodate two vehicles. Ramp from carport to kitchen. Neighborhood events inlcude the Polar Express trolley and visit from Santa in December and a Mardi Gras parade during the Mardi Gras season.

Key facts

• Double wall oven
• Laundry room
• Ceramic tile floors

Tags

• BRICK RANCH
• CENTER ISLAND WITH COOKTOP
• DOUBLE WALL OVEN
• CERAMIC TILE FLOORS
• BREAKFAST AREA
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-43 ($-511/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (25.5% below list).
• Recommended offer: $212k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Mobile — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $2,121/mo this rent would consume 51% of the median local household income ($50k/yr) (locally 1379% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 211 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

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 $212,086 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

• ARV (median comp): $308,604
• List price: $284,500
• Delta: -7.81%
• 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
931 E Regents Dr	0.19mi	4/2.5	2,412 (+4%)	8mo	$372,500	$154	77
1045 Cross Gates Pl	0.08mi	3/2.0 (-1)	2,246 (-3%)	12mo	$329,900	$147	76
833 Satsuma Ct	0.32mi	4/2.5	2,473 (+6%)	1mo	$250,675	$101	72
5708 Shain St	0.11mi	4/2.5	2,660 (+14%)	0mo	$365,000	$137	69
1056 Cross Gates Pl	0.09mi	3/2.0 (-1)	2,071 (-11%)	8mo	$285,000	$138	65
804 W Regents Dr	0.46mi	4/2.5	2,458 (+6%)	5mo	$305,000	$124	62
1213 Edinburgh Ct	0.21mi	3/2.5 (-1)	2,072 (-11%)	8mo	$310,000	$150	58
5709 Vendome Dr S	0.42mi	4/2.5	2,655 (+14%)	6mo	$399,000	$150	50
1106 Wildwood Ave	0.48mi	3/2.5 (-1)	2,041 (-12%)	2mo	$275,500	$135	48
275 Hillcrest Dr	0.68mi	4/4.0	2,222 (-4%)	7mo	$304,900	$137	47
1112 Sutton Ct	0.49mi	4/3.0	2,613 (+12%)	8mo	$384,900	$147	46
871 Briar Ct W	0.67mi	3/2.5 (-1)	2,000 (-14%)	4mo	$285,000	$143	35

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-48,784
• Equity at exit: $42,420

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-45,847
• Equity at exit: $24,598

Cash invested: $79,660 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$1,492
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$119
• HOA: −$10
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-43

Break-even live

Break-even rent $2,175

Max offer price $276,978

Occupancy floor 97%

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: $71,125
• Closing costs: $8,535
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1056 Linlen Ave Mobile, AL	3.0	3.0	1975	$2,300	$1.16	44d	1	0.33mi
424 Byron Ave E Mobile, AL	4.0	2.0	1917	$2,500	$1.30	21d	1	0.50mi
4306 Via Alta Dr Mobile, AL	3.0	2.0	1640	$1,600	$0.98	44d	1	1.07mi
1724 Rustic Wood Ct Mobile, AL	3.0	2.0	1607	$1,850	$1.15	44d	1	1.12mi
5901 Ole Mill Rd Mobile, AL	3.0	2.0	1600	$1,900	$1.19	44d	1	1.18mi
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	44d	1	1.23mi
315 Bomar Pl Mobile, AL	3.0	2.0	1632	$1,850	$1.13	14d	1	1.28mi
6605 Chimney Top Dr S Mobile, AL	4.0	2.5	2400	$2,500	$1.04	21d	1	1.36mi
2004 Pine Needle Dr E Mobile, AL	5.0	2.5	2900	$3,800	$1.31	44d	1	1.49mi
713 Raines Dr Mobile, AL	4.0	2.0	1600	$1,858	$1.16	14d	1	1.49mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 19 events

1. 2026-06-18
   days on market $284,500 Active 211 DOM
2. 2026-06-17
   days on market $284,500 Active 210 DOM
3. 2026-06-16
   days on market $284,500 Active 209 DOM
4. 2026-06-15
   days on market $284,500 Active 208 DOM
5. 2026-06-14
   days on market $284,500 Active 206 DOM
6. 2026-06-13
   days on market $284,500 Active 205 DOM
7. 2026-06-10
   days on market $284,500 Active 203 DOM
8. 2026-06-09
   days on market $284,500 Active 202 DOM
9. 2026-06-08
   days on market $284,500 Active 201 DOM
10. 2026-06-07
    days on market $284,500 Active 200 DOM
11. 2026-06-05
    days on market $284,500 Active 197 DOM
12. 2026-06-03
    days on market $284,500 Active 196 DOM
13. 2026-06-02
    days on market $284,500 Active 195 DOM
14. 2026-06-01
    days on market $284,500 Active 194 DOM
15. 2026-05-31
    days on market $284,500 Active 193 DOM
16. 2026-05-30
    days on market $284,500 Active 192 DOM
17. 2026-04-28
    price $284,500 1306-char remark

    Show marketing remark (1306 chars)

    OPEN HOUSE SUNDAY, May 3rd 2:00-4:00 P.M. Location, location, location! This four bedroom two full bath brick ranch is located in popular Regency Park! Five minutes from the University of South Alabama and right around the corner from St. Lukes High School. This beauty has been well maintained and loved but seller has decided it is time for a new family! Kitchen features include center island with cooktop, double wall oven, white painted cabinets, ceramic tile floors for easy clean up and a lovely beakfast area that has a large window for lots of sunlight! Laundry room off of kitchen with plenty of space for that extra freezer or refrigerator. Huge family room with fireplace and french door is open to dining area in front of home. French door in family room opens onto patio in rear. Master bedroom offers an ensuite bathroom with updated cultured marble walk in shower as well as walk in closet. Crown moulding in family room,dining room and kitchen. Chair railing in dining room as well as a swing door from dining to kitchen! 20X40 workshop/garage. Storage in carport area as well. Carport will accomodate two vehicles. Ramp from carport to kitchen. Neighborhood events inlcude the Polar Express trolley and visit from Santa in December and a Mardi Gras parade during the Mardi Gras season.

18. 2026-01-23
    price $295,000 1306-char remark

    Show marketing remark (1306 chars)

    OPEN HOUSE SUNDAY, May 3rd 2:00-4:00 P.M. Location, location, location! This four bedroom two full bath brick ranch is located in popular Regency Park! Five minutes from the University of South Alabama and right around the corner from St. Lukes High School. This beauty has been well maintained and loved but seller has decided it is time for a new family! Kitchen features include center island with cooktop, double wall oven, white painted cabinets, ceramic tile floors for easy clean up and a lovely beakfast area that has a large window for lots of sunlight! Laundry room off of kitchen with plenty of space for that extra freezer or refrigerator. Huge family room with fireplace and french door is open to dining area in front of home. French door in family room opens onto patio in rear. Master bedroom offers an ensuite bathroom with updated cultured marble walk in shower as well as walk in closet. Crown moulding in family room,dining room and kitchen. Chair railing in dining room as well as a swing door from dining to kitchen! 20X40 workshop/garage. Storage in carport area as well. Carport will accomodate two vehicles. Ramp from carport to kitchen. Neighborhood events inlcude the Polar Express trolley and visit from Santa in December and a Mardi Gras parade during the Mardi Gras season.

19. 2025-11-19
    listed $315,000 Active 1306-char remark

    Show marketing remark (1306 chars)

    OPEN HOUSE SUNDAY, May 3rd 2:00-4:00 P.M. Location, location, location! This four bedroom two full bath brick ranch is located in popular Regency Park! Five minutes from the University of South Alabama and right around the corner from St. Lukes High School. This beauty has been well maintained and loved but seller has decided it is time for a new family! Kitchen features include center island with cooktop, double wall oven, white painted cabinets, ceramic tile floors for easy clean up and a lovely beakfast area that has a large window for lots of sunlight! Laundry room off of kitchen with plenty of space for that extra freezer or refrigerator. Huge family room with fireplace and french door is open to dining area in front of home. French door in family room opens onto patio in rear. Master bedroom offers an ensuite bathroom with updated cultured marble walk in shower as well as walk in closet. Crown moulding in family room,dining room and kitchen. Chair railing in dining room as well as a swing door from dining to kitchen! 20X40 workshop/garage. Storage in carport area as well. Carport will accomodate two vehicles. Ramp from carport to kitchen. Neighborhood events inlcude the Polar Express trolley and visit from Santa in December and a Mardi Gras parade during the Mardi Gras season.

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,171 · $98/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,450
• − Mortgage interest: −$15,936
• − Property taxes: −$1,171
• − Insurance: −$1,422
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − HOA: −$120
• − Depreciation: −$8,276
• Taxable loss: −$5,548
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $821/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

-9.7% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $284,500 GCMLS AL
• 2026-01-23 Price Changed $295,000 GCMLS AL
• 2025-11-19 Listed $315,000 GCMLS AL

Property tax history

+2.3%/yr

Latest (2025): $1,171 · -0.1% YoY. Source: county tax records.