2105 Knollwood Dr · Mobile, AL 36609

$95,125

4 bd · 2.5 ba · 2,209 sqft · SingleFamily public records · 1 Days on market

Built 1973 0.40 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

* * * Value range pricing * * * Seller will entertain offers between $95,000-$125,000. List price equals median to upper range. Investor Special! Great opportunity for renovation or investment. This home offers a versatile floor plan with 4 bedrooms and 2.5 bathrooms. The lower level features 2 bedrooms, 1 full bathroom, and a second kitchen, while the main level includes 2 bedrooms and 1.5 bathrooms. Property is being sold as-is and will require repairs and updates. Convenient layout with plenty of potential for the right buyer. Buyer to verify all information deemed important during the due diligence period.

Key facts

• 0.4 acre lot
• Garage
• Built 1973

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Electricity available; Public sewer
• Home design: Single-family residence
• Construction: Built in 1973; Brick/mortar foundation; Metal roof
• Exterior features: Brick and wood fencing; View

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Finished full basement; Separate dining room; Eat-in kitchen; Fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 17.1% 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: Olive J Dodge Elementary School (math 6% / reading 35%, grade F, #453 of 627 statewide, top 72%, 875 students, 67% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 144 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $1,979/mo this rent would consume 48% 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 $658 of loan paydown is wiped out by about $3k 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 + 3.1% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; 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 $95,125

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.08% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.73%
• DSCR: 2.72
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $293,797
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5585 Fairfield Pl	0.23mi	3/2.5 (-1)	2,210 (0%)	0mo	$270,000	$122	84
5716 Fairwood Dr	0.18mi	4/2.5	2,457 (+11%)	1mo	$305,000	$124	72
5552 Fairfield Pl	0.30mi	3/2.5 (-1)	2,125 (-4%)	7mo	$287,000	$135	69
6017 Laurel Wood Ct	0.62mi	4/2.0	2,202 (-0%)	2mo	$300,000	$136	67
5418 Yucca Dr	0.50mi	4/3.0	2,282 (+3%)	5mo	$232,500	$102	65
2112 Pine Needle Dr E	0.64mi	4/2.0	2,140 (-3%)	6mo	$305,000	$143	58
6000 Woodglen Ct	0.51mi	3/3.0 (-1)	2,345 (+6%)	1mo	$174,500	$74	58
6009 Laurel Wood Ct	0.59mi	4/2.5	2,376 (+8%)	4mo	$299,900	$126	56
2344 W Huffman Dr	0.50mi	4/2.5	2,442 (+10%)	4mo	$400,000	$164	56
2205 Woodhillcrest Dr	0.48mi	4/2.0	1,921 (-13%)	1mo	$260,000	$135	53
2265 East Rd	0.36mi	3/2.5 (-1)	2,523 (+14%)	7mo	$313,000	$124	49
2573 East Rd	0.74mi	3/2.0 (-1)	1,950 (-12%)	5mo	$259,000	$133	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: 32.1%
• Equity multiple: 2.35×
• Total profit: $36,026
• Equity at exit: $14,183

10-year hold

• IRR: 39.3%
• Equity multiple: 4.69×
• Total profit: $98,260
• Equity at exit: $8,225

Cash invested: $26,635 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$499
• Tax from tax record: −$166 /mo · $1,989/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $804

Break-even live

Break-even rent $962

Max offer price $95,125

Occupancy floor 54%

Sensitivity live

Price	-10% $858	-5% $831	+0% $804	+5% $777	+10% $750
Rent	-10% $648	-5% $726	+0% $804	+5% $882	+10% $960
Rate	-1.0pp $852	-0.5pp $828	base $804	+0.5pp $779	+1.0pp $754

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: $23,781
• Closing costs: $2,854
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1724 Rustic Wood Ct Mobile, AL	3.0	2.0	1607	$1,850	$1.15	44d	1	0.34mi
5901 Ole Mill Rd Mobile, AL	3.0	2.0	1600	$1,900	$1.19	44d	1	0.46mi
2316 Woodland Rd Mobile, AL	4.0	2.0	1560	$2,200	$1.41	14d	1	0.58mi
2004 Pine Needle Dr E Mobile, AL	5.0	2.5	2900	$3,800	$1.31	44d	1	0.71mi
4306 Via Alta Dr Mobile, AL	3.0	2.0	1640	$1,600	$0.98	44d	1	0.81mi
713 Raines Dr Mobile, AL	4.0	2.0	1600	$1,858	$1.16	14d	1	0.97mi
2754 Seaton Ct Mobile, AL	3.0	2.5	1640	$1,950	$1.19	14d	1	1.04mi
6650 Cottage Hill Rd Mobile, AL	1.0–3.0	1.0–2.0	1049	$1,518	$1.45	14d	40	1.40mi
4861 Woodcliff Dr N Mobile, AL	3.0	2.0	1610	$1,300	$0.81	44d	1	1.41mi
6405 Shady Ln Mobile, AL	3.0	2.0	1442	$1,300	$0.90	44d	1	1.44mi
1056 Linlen Ave Mobile, AL	3.0	3.0	1975	$2,300	$1.16	44d	1	1.46mi
424 Byron Ave E Mobile, AL	4.0	2.0	1917	$2,500	$1.30	21d	1	1.49mi

Listing history 3 events

1. 2026-06-07
   status $95,125 Pending 1 DOM
2. 2026-06-05
   remarks 623-char remark
3. 2026-06-05
   listed $95,125 Active 1 DOM

ⓘ 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: $1,989 · $166/mo
• Projected year-2 tax: $1,989 · $166/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $23,754
• − Mortgage interest: −$5,328
• − Property taxes: −$1,989
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$2,767
• Taxable income: $8,726
• Est. tax owed @ 24.0%: −$2,094
• After-tax cash flow: $7,554/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

1 event — show timeline

• 2026-06-04 Listed $95,125 GCMLS AL

Property tax history

+2.7%/yr

Latest (2025): $1,989 · +7.0% YoY. Source: county tax records.