527 Highland Woods Dr · Mobile, AL 36608

$209,900

2 bd · 2.5 ba · 1,680 sqft · Townhouse public records · 38 Days on market

Built 1975 4,312 sqft lot $125/sqft · 7% below area Est $226k · 7% under $150/mo HOA · 10% of rent

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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).

• ARV discount +10.7/15.0
• Cash flow +8.2/30.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located near shopping, grocery stores, restaurants, and the University of South Alabama, this spacious low maintenance 3 bedroom, 2.5 bath townhome offers comfort, functionality, and a great central location. Fresh interior paint and brand new carpet give the home a clean, inviting feel throughout. The main level features a spacious living room, separate family room/den, kitchen with dining area overlooking the private fenced courtyard, a half bath, and convenient laundry area. Upstairs, the primary suite includes a private bath and walk-in closet, while two additional bedrooms and a full bath provide plenty of space. Enjoy the privacy of the fenced courtyard with covered patio, attached exterior storage room, and covered parking for two vehicles located directly behind the townhome. Offering generous living space and low maintenance living in a convenient location, this home is a must see. Don't just live your life, Love it!

Key facts

• Covered patio
• $150 HOA
• 2 parking spots

Tags

• PRIVATE FENCED COURTYARD
• COVERED PATIO
• ATTACHED EXTERIOR STORAGE ROOM
• CONVENIENT LAUNDRY AREA

Property features AI

Finance

• Other: Zoned for single family residence; Ownership: whole/full
• HOA & community: Monthly association fee of $150; Association covers grounds maintenance, trash, taxes for common area, and other items (see remarks); No transfer fee

Exterior

• Parking: Double carport (2 covered spaces, total 2 spaces)
• Utilities: Public water; Public sewer; Electric service by Alabama Power; Cable available
• Home design: Townhouse (attached, corner unit); Two levels; Resale property; Entry level information not provided; Facing direction not provided
• Construction: Brick construction; Slab foundation; Dimensional roof; Built year not provided
• Exterior features: Storage; Termite contract; Fenced yard; Covered rear porch; Level lot; Less than 1 acre; Subdivision setting; No waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Electric range; Refrigerator; Breakfast area / dining-kitchen combo
• Bedrooms: Primary bedroom with attached bath; Walk-in closet(s)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central electric cooling; Ceiling fans
• Interior features: Ceiling fans; En-suite; No fireplace
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (27.5% below list).
• Recommended offer: $152k (27.5% below list) — sets the bar for 1% rule.

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 fast (+6.2%/yr); 341 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 38 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: 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 $152,096 (27.5% 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 38 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.72% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 11.5

CMA / ARV

• ARV (median comp): $226,036
• List price: $209,900
• Delta: -7.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6441 Cedar Bend Ct Unit A	0.62mi	2/3.5	1,721 (+2%)	11mo	$225,500	$131	54
6441 Cedar Bend Ct Unit 6A	0.62mi	3/2.5 (+1)	1,721 (+2%)	11mo	$225,500	$131	53
270 Hillcrest Rd #707	0.52mi	3/2.5 (+1)	1,500 (-11%)	13mo	$205,000	$137	42
181 General Bullard Ave	0.73mi	3/2.0 (+1)	1,740 (+4%)	13mo	$257,000	$148	42
211 West Dr #8	0.41mi	3/2.5 (+1)	1,903 (+13%)	16mo	$246,500	$130	41

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 · 6.15% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.29×
• Total profit: $-41,768
• Equity at exit: $31,297

10-year hold

• IRR: -7.4%
• Equity multiple: 0.47×
• Total profit: $-31,010
• Equity at exit: $18,148

Cash invested: $58,772 (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 36608

• Rents YoY: 6.2%
• Active inventory: 341
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$87
• HOA: −$150
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-200

Break-even live

Break-even rent $1,774

Max offer price $174,618

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-140	+0% $-200	+5% $-259	+10% $-319
Rent	-10% $-320	-5% $-260	+0% $-200	+5% $-140	+10% $-80
Rate	-1.0pp $-94	-0.5pp $-146	base $-200	+0.5pp $-254	+1.0pp $-309

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	45d	1	0.46mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,387	$1.14	45d	10	0.46mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	45d	1	0.71mi
4670 Rosewood Dr Mobile, AL	3.0	2.0	1192	$1,200	$1.01	15d	1	0.84mi
6701 Dickens Ferry Rd #30 Mobile, AL	3.0	2.5	1342	$1,395	$1.04	22d	1	0.87mi
1056 Linlen Ave Mobile, AL	3.0	3.0	1975	$2,300	$1.16	45d	1	0.94mi
101 Foreman Rd Mobile, AL	1.0–3.0	1.0–2.0	835	$1,059	$1.27	45d	9	0.94mi
6700 Wall St Mobile, AL	2.0–3.0	1.0–2.0	1231	$1,249	$1.01	15d	6	1.04mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	15d	2	1.34mi
316 Syracuse St Mobile, AL	3.0	2.0	1776	$1,875	$1.06	15d	1	1.35mi
6075 Grelot Rd Mobile, AL	2.0	1.0	1050	$1,215	$1.16	15d	1	1.36mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 19 events

1. 2026-06-21
   days on market $209,900 Active 38 DOM
2. 2026-06-18
   days on market $209,900 Active 35 DOM
3. 2026-06-17
   days on market $209,900 Active 34 DOM
4. 2026-06-16
   days on market $209,900 Active 33 DOM
5. 2026-06-15
   days on market $209,900 Active 32 DOM
6. 2026-06-14
   days on market $209,900 Active 30 DOM
7. 2026-06-13
   days on market $209,900 Active 29 DOM
8. 2026-06-10
   days on market $209,900 Active 27 DOM
9. 2026-06-09
   days on market $209,900 Active 26 DOM
10. 2026-06-08
    days on market $209,900 Active 25 DOM
11. 2026-06-07
    days on market $209,900 Active 24 DOM
12. 2026-06-05
    days on market $209,900 Active 21 DOM
13. 2026-06-03
    days on market $209,900 Active 20 DOM
14. 2026-06-02
    days on market $209,900 Active 19 DOM
15. 2026-06-01
    days on market $209,900 Active 18 DOM
16. 2026-05-31
    days on market $209,900 Active 17 DOM
17. 2026-05-30
    days on market $209,900 Active 16 DOM
18. 2026-05-15
    listed $209,900 Active 1007-char remark
19. 2026-05-13
    listed $209,900 Active 954-char remark

    Show marketing remark (954 chars)

    Conveniently located near shopping, grocery stores, restaurants, and the University of South Alabama, this spacious low maintenance 3 bedroom, 2.5 bath townhome offers comfort, functionality, and a great central location. Fresh interior paint and brand new carpet give the home a clean, inviting feel throughout. The main level features a spacious living room, separate family room/den, kitchen with dining area overlooking the private fenced courtyard, a half bath, and convenient laundry area. Upstairs, the primary suite includes a private bath and walk-in closet, while two additional bedrooms and a full bath provide plenty of space. Enjoy the privacy of the fenced courtyard with covered patio, attached exterior storage room, and covered parking for two vehicles located directly behind the townhome. Offering generous living space and low maintenance living in a convenient location, this home is a must see. Don't just live your life, Love it!

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$104/yr (+$9/mo · 13.7%)

ⓘ 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 ≥104°F today · 22 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: $18,252
• − Mortgage interest: −$11,758
• − Property taxes: −$757
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − HOA: −$1,800
• − Depreciation: −$6,106
• Taxable loss: −$6,139
• Est. tax savings @ 24.0%: +$1,473
• After-tax cash flow: $-923/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): 38,890
• Household income: $61,146
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1823.0

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 0.56)
• Race & ethnicity: White 56% Black 35% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Arabic 1% 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: ▼ -224.52%
• Current HPI: 198.9469
• Rent YoY: ▲ 6.15%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $209,900 BCAR
• 2026-05-13 Listed $209,900 GCMLS AL

Property tax history

+8.7%/yr

Latest (2025): $757 · +40.2% YoY. Source: county tax records.