925 Forest Ave · Saraland, AL 36571

$255,000

3 bd · 2.0 ba · 1,719 sqft · SingleFamily public records · 166 Days on market

Built 1986 0.42 ac lot $148/sqft · at area comps Est $254k · at est.

---

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 +11.2/30.0
• ARV discount +7.4/15.0
• Schools +5.3/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a spacious lot in the highly south-after Saraland area, this charming 3-bedroom, 2-bath brick home offers both comfort and versatility. Step inside to discover two inviting living spaces, starting with a front living and dining room featuring custom-built cabinetry-perfect for hosting memorable gatherings. The kitchen is well-appointed with ample cabinetry, a gas stove, and a convenient breakfast bar, seamlessly connecting to a large additional dining space and an oversized den, ideal for relaxation or entertaining. With new windows and a roof installed in 2023, this home is move-in ready and designed for lasting comfort. A must-see gem in Saraland! Call your favorite realtor today to take a look!

Key facts

• Two living spaces
• Ample cabinetry
• Spacious lot

Tags

• SPACIOUS LOT
• TWO LIVING SPACES
• CUSTOM-BUILT CABINETRY
• AMPLE CABINETRY
• GAS STOVE
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (29.2% below list).
• Recommended offer: $180k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.9% in Saraland — 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 68/100 on livability (#72 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Saraland City (suburban): math 53% / reading 71% proficiency, ranked #6 of 129 in AL (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Saraland Elementary School (math 71% / reading 82%, grade A, #12 of 627 statewide, top 2%, 958 students, 49% FRL); Saraland Middle Schooladams Campus (math 44% / reading 71%, grade B, #13 of 257 statewide, top 5%, 759 students, 48% FRL); Saraland High School (math 34% / reading 48%, grade F, #31 of 305 statewide, top 10%, 1,096 students, 50% FRL).
• Market conditions: 173 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 166 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,458 (29.2% 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 166 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.71% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (median comp): $254,423
• List price: $255,000
• Delta: 0.23%
• 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
2438 McKenzie Ct	0.56mi	3/2.0	1,736 (+1%)	4mo	$295,000	$170	69
1003 Weatherby St	0.55mi	3/2.0	1,664 (-3%)	1mo	$292,000	$175	68
985 Martha Alleyn Dr	0.34mi	3/2.0	1,864 (+8%)	3mo	$380,000	$204	68
1115 Robert Williams Dr	0.33mi	3/2.0	1,608 (-6%)	13mo	$242,500	$151	63
507 Kimberly Dr	0.67mi	3/2.0	1,664 (-3%)	3mo	$234,000	$141	61
982 Martha Alleyn Dr	0.38mi	3/2.0	1,864 (+8%)	9mo	$289,690	$155	61
979 Weatherby St S	0.52mi	3/2.0	1,726 (+0%)	17mo	$270,000	$156	61
999 Weatherby St	0.54mi	2/2.0 (-1)	1,678 (-2%)	12mo	$295,000	$176	56
819 Deer Run Dr	0.41mi	3/2.0	1,560 (-9%)	17mo	$286,500	$184	51
210 Lemoyne St	0.24mi	4/1.5 (+1)	1,530 (-11%)	16mo	$202,000	$132	50
1023 Martha Alleyn Dr	0.36mi	3/1.0	1,570 (-9%)	19mo	$199,500	$127	49
1202 Martha Alleyn Dr	0.49mi	4/2.0 (+1)	1,606 (-7%)	18mo	$239,000	$149	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-47,808
• Equity at exit: $38,021

10-year hold

• IRR: -11.9%
• Equity multiple: 0.30×
• Total profit: $-50,310
• Equity at exit: $22,048

Cash invested: $71,400 (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 36571

• Home prices YoY: -13.1%
• Active inventory: 173
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-100

Break-even live

Break-even rent $1,931

Max offer price $237,336

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-28	+0% $-100	+5% $-172	+10% $-244
Rent	-10% $-243	-5% $-171	+0% $-100	+5% $-29	+10% $43
Rate	-1.0pp $28	-0.5pp $-35	base $-100	+0.5pp $-166	+1.0pp $-233

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1589 Forest Ave Saraland, AL	3.0	2.0	1841	$2,000	$1.09	45d	1	1.08mi
916 Shelton Beach Rd Saraland, AL	4.0	2.0	1713	$1,950	$1.14	15d	1	1.39mi

Listing history 6 events

1. 2026-06-02
   days on market $255,000 Active 166 DOM
2. 2026-06-01
   days on market $255,000 Active 165 DOM
3. 2026-05-31
   days on market $255,000 Active 164 DOM
4. 2026-05-30
   days on market $255,000 Active 163 DOM
5. 2025-12-18
   listed $255,000 Active 717-char remark

   Show marketing remark (717 chars)

   Nestled on a spacious lot in the highly south-after Saraland area, this charming 3-bedroom, 2-bath brick home offers both comfort and versatility. Step inside to discover two inviting living spaces, starting with a front living and dining room featuring custom-built cabinetry-perfect for hosting memorable gatherings. The kitchen is well-appointed with ample cabinetry, a gas stove, and a convenient breakfast bar, seamlessly connecting to a large additional dining space and an oversized den, ideal for relaxation or entertaining. With new windows and a roof installed in 2023, this home is move-in ready and designed for lasting comfort. A must-see gem in Saraland! Call your favorite realtor today to take a look!

6. 2025-02-07
   price $230,000

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $1,046 · $87/mo
• Expected delta: +$60/yr (+$5/mo · 6.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,655
• − Mortgage interest: −$14,284
• − Property taxes: −$985
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$7,418
• Taxable loss: −$5,772
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $185/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: Saraland City
• NCES district ID: 0100185
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 71% ▲ 7.00%
• Median HH income: $51,173
• Composite: 52.78/100
• National rank: #1539
• State rank: #6 of 129 in AL

Livability — Saraland

• Score: 68/100
• State rank: #72
• US rank: #9880

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C+ Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saraland, AL
• County: Mobile County · 246,577 people
• City population: 17,143
• Metro: Mobile, AL
• Population (ZIP): 17,143
• Household income: $62,047
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 432.0

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 (79%)
• Race & ethnicity: White 79% Black 16% Two or more races 3%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · China

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: ▼ -37.39%
• Current HPI: 247.8527
• Rent YoY: —
• 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

+10.9% since first listed

2 events — show timeline

• 2025-12-18 Listed $255,000 GCMLS AL
• 2025-02-07 Price Changed $230,000 GCMLS AL

Property tax history

-2.3%/yr

Latest (2025): $985 · -27.0% YoY. Source: county tax records.