3012 Mcgough Dr · Mobile, AL 36605

$124,900

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 6 Days on market

Built 2008 9,378 sqft lot Est $90k · 38% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home at 3012 McGough Dr in Mobile, Alabama. Step inside and discover a cozy living room and dining room combination, perfect for hosting gatherings or enjoying quality time with loved ones. The kitchen provides ample space to inspire your culinary creations. This home features three comfortable bedrooms, and a refreshing bathroom. Outside, you'll find a delightful gunite pool, inviting you to soak up the sun and create lasting memories. The patio area is perfect for outdoor entertaining, and a convenient storage building provides extra space for your belongings. The fenced backyard ensures privacy and security, while the single carport offers shelter for your vehicle. Please note that this home is being sold "as is where is," allowing you the opportunity to personalize it to your liking. The seller will not be making any repairs or replacements. To truly appreciate the charm and potential of this property, we encourage you to schedule a visit. Call today to schedule your personal tour! All updates per the seller. Listing company makes no representation as to accuracy of square footage; buyer to verify.

Key facts

• Updated electrical
• Pool house storage
• Gunite pool

Tags

• GUNITE POOL
• FENCED BACKYARD
• POOL HOUSE STORAGE
• FORTIFIED ROOF
• UPDATED HVAC
• UPDATED ELECTRICAL

Property features AI

Finance

• Other: Gunite in-ground pool; No spa; Outbuilding and workshop on property; Property has a view; Not a land lease

Exterior

• Parking: Carport (1 space)
• Utilities: Cable available; Electricity available (110V and 220V); Natural gas available; Phone available; Public sewer; Water available
• Home design: Single family residence; Residential property
• Construction: Brick 4 sides construction; Shingle roof; Slab foundation
• Exterior features: Private yard; Fenced

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 0 half bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other; No fireplace; Cabinets with stain finish

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.0% 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: Dr Robert W Gilliard Elementary (math 8% / reading 23%, grade F, #503 of 627 statewide, top 80%, 780 students, 94% FRL); Ben C Rain High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 589 students, 90% FRL) — zoned schools average 92% FRL vs 67% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 27% district-wide (-18 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $95k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $90,246
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 Mcgough Ct	0.05mi	3/1.0	1,022 (+1%)	23mo	$90,000	$88	77
2004 Brill Rd	0.10mi	3/1.0	1,040 (+3%)	17mo	$106,500	$102	77
3008 Curry Dr W	0.33mi	3/1.0	1,022 (+1%)	15mo	$92,000	$90	70
1904 Riverside Dr	0.25mi	2/1.0 (-1)	864 (-15%)	3mo	$35,000	$41	56
1916 Gill Rd	0.35mi	3/2.0	1,134 (+12%)	8mo	$85,500	$75	54
1616 Gill Rd	0.46mi	4/1.0 (+1)	960 (-5%)	16mo	$65,000	$68	51
1554 Cedar Crescent Dr	0.59mi	3/1.0	960 (-5%)	21mo	$85,000	$89	46
1428 Tampa Dr	0.61mi	3/1.0	1,118 (+10%)	12mo	$117,900	$105	44
1616 Cedar Downs Dr	0.60mi	3/1.0	1,074 (+6%)	24mo	$108,200	$101	42
1501 Ponce De Leon Dr	0.67mi	3/1.0	960 (-5%)	23mo	$75,000	$78	40

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $240
• Equity at exit: $18,623

10-year hold

• IRR: 14.2%
• Equity multiple: 2.40×
• Total profit: $49,079
• Equity at exit: $10,799

Cash invested: $34,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$655
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $213

Break-even live

Break-even rent $1,036

Max offer price $124,900

Occupancy floor 79%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1806 Gill Rd Mobile, AL	3.0	2.0	1360	$1,250	$0.92	21d	1	0.34mi
3311 Alba Club Rd Mobile, AL	3.0	1.0	1200	$1,200	$1.00	44d	1	0.84mi
1815 Ogburn Ave Unit B Mobile, AL	2.0	1.0	900	$900	$1.00	21d	1	0.95mi
3910 W Charmaine Cir Mobile, AL	3.0	1.0	1400	$1,200	$0.86	44d	1	1.34mi
1258 E Charmaine Cir Mobile, AL	3.0	1.0	1071	$1,350	$1.26	21d	1	1.35mi
2115 Barron Pl Mobile, AL	3.0	1.0	1000	$1,200	$1.20	44d	1	1.35mi
207 Riverbend Dr #207 Mobile, AL	2.0	1.0	843	$1,150	$1.36	44d	1	1.41mi

Listing history 11 events

1. 2026-05-31
   status $124,900 Pending 6 DOM
2. 2026-05-31
   days on market $124,900 Active 6 DOM
3. 2026-05-30
   days on market $124,900 Active 5 DOM
4. 2026-05-25
   listed $124,900 Active
5. 2023-10-23
   soldstatus $95,000
6. 2023-10-20
   soldstatus $95,000 Closed 1154-char remark

   Show marketing remark (1154 chars)

   Welcome to this charming home at 3012 McGough Dr in Mobile, Alabama. Step inside and discover a cozy living room and dining room combination, perfect for hosting gatherings or enjoying quality time with loved ones. The kitchen provides ample space to inspire your culinary creations. This home features three comfortable bedrooms, and a refreshing bathroom. Outside, you'll find a delightful gunite pool, inviting you to soak up the sun and create lasting memories. The patio area is perfect for outdoor entertaining, and a convenient storage building provides extra space for your belongings. The fenced backyard ensures privacy and security, while the single carport offers shelter for your vehicle. Please note that this home is being sold "as is where is," allowing you the opportunity to personalize it to your liking. The seller will not be making any repairs or replacements. To truly appreciate the charm and potential of this property, we encourage you to schedule a visit. Call today to schedule your personal tour! All updates per the seller. Listing company makes no representation as to accuracy of square footage; buyer to verify.

7. 2023-09-25
   status Pending 1154-char remark

   Show marketing remark (1154 chars)

   Welcome to this charming home at 3012 McGough Dr in Mobile, Alabama. Step inside and discover a cozy living room and dining room combination, perfect for hosting gatherings or enjoying quality time with loved ones. The kitchen provides ample space to inspire your culinary creations. This home features three comfortable bedrooms, and a refreshing bathroom. Outside, you'll find a delightful gunite pool, inviting you to soak up the sun and create lasting memories. The patio area is perfect for outdoor entertaining, and a convenient storage building provides extra space for your belongings. The fenced backyard ensures privacy and security, while the single carport offers shelter for your vehicle. Please note that this home is being sold "as is where is," allowing you the opportunity to personalize it to your liking. The seller will not be making any repairs or replacements. To truly appreciate the charm and potential of this property, we encourage you to schedule a visit. Call today to schedule your personal tour! All updates per the seller. Listing company makes no representation as to accuracy of square footage; buyer to verify.

8. 2023-09-21
   listed $85,000 Active 1154-char remark

   Show marketing remark (1154 chars)

   Welcome to this charming home at 3012 McGough Dr in Mobile, Alabama. Step inside and discover a cozy living room and dining room combination, perfect for hosting gatherings or enjoying quality time with loved ones. The kitchen provides ample space to inspire your culinary creations. This home features three comfortable bedrooms, and a refreshing bathroom. Outside, you'll find a delightful gunite pool, inviting you to soak up the sun and create lasting memories. The patio area is perfect for outdoor entertaining, and a convenient storage building provides extra space for your belongings. The fenced backyard ensures privacy and security, while the single carport offers shelter for your vehicle. Please note that this home is being sold "as is where is," allowing you the opportunity to personalize it to your liking. The seller will not be making any repairs or replacements. To truly appreciate the charm and potential of this property, we encourage you to schedule a visit. Call today to schedule your personal tour! All updates per the seller. Listing company makes no representation as to accuracy of square footage; buyer to verify.

9. 2021-04-09
   soldstatus $60,000
10. 2021-04-08
    soldstatus $60,000 346-char remark

    Show marketing remark (346 chars)

    Nice Home that offers a living room and dining room combination, kitchen, 3 bedrooms, 1 bathroom, gunite pool, patio area, storage building, fenced backyard and a single carport. Home is being sold "as is where is" with the seller not making any repairs or replacements. You must see this home in person to see what all it has to offer.

11. 2006-08-01
    soldstatus $86,200

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $538 · $45/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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 22 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: $15,670
• − Mortgage interest: −$6,996
• − Property taxes: −$538
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,633
• Taxable income: $573
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,422/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

+44.9% since first listed

8 events — show timeline

• 2026-05-25 Listed $124,900 GCMLS AL
• 2023-10-23 Sold (Public Records) $95,000 Public Records
• 2023-10-20 Sold (MLS) $95,000 GCMLS AL
• 2023-09-25 Pending — GCMLS AL
• 2023-09-21 Listed $85,000 GCMLS AL
• 2021-04-09 Sold (Public Records) $60,000 Public Records
• 2021-04-08 Sold (MLS) $60,000 GCMLS AL
• 2006-08-01 Sold (Public Records) $86,200 Public Records

Property tax history

+2.9%/yr

Latest (2025): $538 · -41.1% YoY. Source: county tax records.