8205 Brandy Ln N · Mobile, AL 36695

$165,000

3 bd · 2.0 ba · 38 sqft · Other public records · 2 Days on market

Built 1994 1.03 ac lot $26/mo HOA · 2% of rent

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath double wide mobile home situated on approximately 1 acre in West Mobile. This property offers a functional split-bedroom floor plan with a spacious bonus room that can be used as an office, sitting area, or nursery. All bedrooms feature walk-in closets, and the kitchen includes a large walk-in pantry, providing ample storage throughout the home. The property spans two lots, offering additional space and flexibility for outdoor use. Buyer to verify all information deemed important.

Key facts

• Two lots
• Spacious bonus room
• Walk-in closets

Tags

• DOUBLE WIDE MOBILE HOME
• SPLIT-BEDROOM FLOOR PLAN
• SPACIOUS BONUS ROOM
• WALK-IN CLOSETS
• LARGE WALK-IN PANTRY
• TWO LOTS

Property features AI

Finance

• Other: Accessible approach with ramp; Accessible elevator installed
• HOA & community: Annual association fee ($312)

Exterior

• Parking: Covered parking; Driveway
• Utilities: Cable available; Electricity available (110V & 220V); Water available; Septic tank
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Metal roof; Built in 1994
• Exterior features: Rear stairs; Outdoor storage shed; View

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms; 0 half bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in bookcases; Double vanity; Walk-in closet(s); Dining L area; Kitchen island; Walk-in pantry; Kitchen open to family room; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/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 $164k (0.6% below list).
• Recommended offer: $164k (0.6% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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: Baker High School (math 25% / reading 28%, grade F, #107 of 305 statewide, top 36%, 2,491 students, 42% FRL) — zoned schools average 42% FRL vs 67% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.4%/yr); 551 active listings in the ZIP; 15 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; solid renter incomes; 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $164,050 (0.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-13,746
• Equity at exit: $24,602

10-year hold

• IRR: -2.9%
• Equity multiple: 0.83×
• Total profit: $-7,774
• Equity at exit: $14,266

Cash invested: $46,200 (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 36695

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 551
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$865
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$69
• HOA: −$26
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $280

Break-even live

Break-even rent $1,286

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8251 Magnolia Village Dr N Mobile, AL	3.0	2.0	1961	$2,100	$1.07	43d	1	0.37mi
1300 Schillinger Rd S Mobile, AL	3.0	2.0	—	$1,400	—	43d	1	0.58mi
700 Bonneville Dr Mobile, AL	3.0	2.0	1196	$1,600	$1.34	13d	1	0.62mi
8563 Rosefield Dr N Mobile, AL	4.0	2.0	2047	$2,200	$1.07	43d	1	0.65mi
1313 Schillinger Rd S Mobile, AL	1.0–3.0	1.0–2.0	1022	$1,651	$1.62	13d	7	0.67mi
945 Schillinger Rd S Mobile, AL	2.0–3.0	2.0–2.5	1809	$2,300	$1.27	43d	1	0.76mi
1718 Calgary Dr W Mobile, AL	4.0	2.0	1830	$2,200	$1.20	43d	1	0.87mi
8361 Jeptha Ct Mobile, AL	3.0	2.0	1600	$1,900	$1.19	43d	1	1.24mi
7380 Hitt Rd Mobile, AL	1.0–3.0	1.0–2.0	892	$1,357	$1.52	13d	13	1.24mi
7325 Smithfield Rd Mobile, AL	4.0	2.5	2258	$2,150	$0.95	21d	1	1.32mi
668 Willow Pointe Dr Mobile, AL	2.0	2.0	1029	$1,650	$1.60	21d	1	1.34mi
668 Willow Pointe Dr Mobile, AL	2.0	2.0	1029	$1,750	$1.70	43d	1	1.34mi
1041 Choctaw Bluff Rd Mobile, AL	3.0	2.0	—	$1,800	—	43d	1	1.36mi
7601 Airport Blvd Mobile, AL	2.0–4.0	2.0	1082	$1,188	$1.10	13d	5	1.49mi
1345 Baker Ct Mobile, AL	3.0	2.0	1252	$1,500	$1.20	43d	1	1.49mi

HOA detail

• Monthly dues: $26 · $312/yr

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   listed $165,000 Active
3. 2021-06-23
   soldstatus $150,000

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$8/yr (+$1/mo · 1.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $19,686
• − Mortgage interest: −$9,243
• − Property taxes: −$668
• − Insurance: −$825
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − HOA: −$312
• − Depreciation: −$4,800
• Taxable income: $688
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $3,198/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

• County: Mobile County · 246,577 people
• City population: 205,729
• Metro: Mobile, AL
• Population (ZIP): 52,690
• Household income: $76,040
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1619.0

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 White (67%)
• Race & ethnicity: White 67% Black 23% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Arabic 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: ▼ -86.28%
• Current HPI: 193.1651
• Rent YoY: ▼ -0.41%
• 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

+10.0% since first listed

3 events — show timeline

• 2026-05-06 Pending — GCMLS AL
• 2026-05-04 Listed $165,000 GCMLS AL
• 2021-06-23 Sold (Public Records) $150,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $668 · +0.0% YoY. Source: county tax records.