2606 Murrwood Ct · Mobile, AL 36605

$180,210

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 33 Days on market

Built 2000 9,779 sqft lot

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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).

• Cash flow +10.4/30.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Listing in Morningside Manor off Halls Mill Road, features three bedrooms, one bath, attached single garage, living room, family room, extra attached storage room back of the house, fenced yard, close to shopping with easy interstate access. This home is ready for your renovation. The buyer/agent should verify the living area, lot size, utilities, and condition of the home prior to making offers. This home will be sold in current as-is condition, call your favorite real estate agent to view this property today.

Key facts

• Two primary suites
• 9,779 sq ft lot
• Listed 33 days

Tags

• TWO PRIMARY SUITES
• BRAND NEW KITCHEN REMODEL
• FULLY FENCED BACK YARD

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Cable available; Electricity available; Natural gas available; Public sewer; Water available
• Home design: Single-family residence; Residential property; Located in Morningside Manor subdivision
• Construction: Vinyl siding; Shingle roof; No finished basement
• Exterior features: Fenced yard; Property has a view

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air with multiple units
• Interior features: Open floorplan in dining area; Kitchen cabinets stained with view to family room; Double master bedroom
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (29.5% below list).
• Recommended offer: $127k (29.5% 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: 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: Lillie B Williamson High School (math 2% / reading 12%, grade F, #273 of 305 statewide, top 89%, 956 students, 94% FRL) — zoned schools average 94% FRL vs 67% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 27% district-wide (-20 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 35% of the median local income ($44k/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 $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

• It's been on market 33 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $180k implies a 260% gain — meaningful room to come down on a strong offer.

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 $127,089 (29.5% 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 33 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $94,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2651 Morningside Dr	0.09mi	3/1.5	1,344 (-1%)	12mo	$75,283	$56	85
1609 Darwood Dr	0.15mi	3/1.0	1,248 (-8%)	2mo	$76,000	$61	76
1520 Devonshire Dr	0.11mi	4/1.5 (+1)	1,400 (+4%)	14mo	$175,000	$125	72
2653 Morningside Dr	0.09mi	3/1.5	1,216 (-10%)	12mo	$90,313	$74	69
1663 Darwood Dr	0.39mi	4/1.5 (+1)	1,350 (-0%)	11mo	$95,000	$70	68
1614 Greenbrier Dr E	0.19mi	3/1.5	1,530 (+13%)	9mo	$100,000	$65	62
1607 Faure Dr E	0.56mi	4/1.0 (+1)	1,288 (-5%)	1mo	$85,000	$66	58
1575 Marengo Dr	0.68mi	3/1.0	1,342 (-1%)	9mo	$104,000	$77	58
2504 Oakmont Ct	0.48mi	3/2.0	1,269 (-6%)	11mo	$170,000	$134	56
2602 Cheshire Dr S	0.42mi	3/2.0	1,252 (-7%)	12mo	$153,000	$122	56
2354 Octavia Dr S	0.75mi	3/1.5	1,300 (-4%)	5mo	$55,000	$42	55
2510 Mclaughlin Dr	0.41mi	3/2.0	1,512 (+12%)	17mo	$90,000	$60	45

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: -15.3%
• Equity multiple: 0.43×
• Total profit: $-28,678
• Equity at exit: $26,870

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-2,573
• Equity at exit: $15,581

Cash invested: $50,459 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$945
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-96

Break-even live

Break-even rent $1,393

Max offer price $163,227

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-45	+0% $-96	+5% $-147	+10% $-198
Rent	-10% $-197	-5% $-146	+0% $-96	+5% $-46	+10% $4
Rate	-1.0pp $-5	-0.5pp $-50	base $-96	+0.5pp $-143	+1.0pp $-190

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: $45,052
• Closing costs: $5,406
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1466 Darwood Dr Mobile, AL	3.0	1.5	1053	$1,400	$1.33	44d	1	0.06mi
1411 Greenbrier Dr Mobile, AL	3.0	1.0	1069	$995	$0.93	44d	1	0.18mi
1506 Flowers Dr Unit B Mobile, AL	2.0	1.0	1000	$795	$0.80	22d	1	0.26mi
2456 McLaughlin Dr Mobile, AL	3.0	1.0	1405	$1,300	$0.93	44d	1	0.53mi
2366 White St Unit B Mobile, AL	2.0	1.0	900	$845	$0.94	44d	1	0.66mi
2665 S Faure Dr Mobile, AL	4.0	1.0	1817	$1,514	$0.83	22d	1	0.69mi
2359 Vermillion Dr Mobile, AL	3.0	1.0	1064	$895	$0.84	22d	1	0.71mi
1302 Navco Rd Mobile, AL	2.0	1.0	1009	$935	$0.93	14d	13	0.72mi
2255 Dog River Ct Unit 1043454P Mobile, AL	4.0	2.0	1851	$2,890	$1.56	22d	1	1.07mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	14d	1	1.07mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	44d	1	1.07mi
2055 Steiner St Mobile, AL	2.0	1.0	1797	$895	$0.50	44d	1	1.28mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	44d	1	1.38mi
1351 Dauphin Island Pkwy Mobile, AL	3.0	1.0	992	$1,095	$1.10	44d	1	1.42mi
3171 Pleasant Valley Rd Mobile, AL	2.0	1.0	875	$800	$0.91	44d	1	1.45mi
916 Delmar Dr Mobile, AL	3.0	1.0	1100	$1,400	$1.27	14d	1	1.46mi

Listing history 12 events

1. 2026-06-05
   status $180,210 Pending 33 DOM
2. 2026-06-03
   days on market $180,210 Active 33 DOM
3. 2026-06-02
   remarks 680-char remark
4. 2026-06-02
   days on market $180,210 Active 32 DOM
5. 2026-06-01
   days on market $180,210 Active 31 DOM
6. 2026-05-31
   days on market $180,210 Active 30 DOM
7. 2026-05-30
   days on market $180,210 Active 29 DOM
8. 2026-05-19
   status Active
9. 2026-04-20
   status Pending
10. 2026-04-14
    price $180,210
11. 2026-04-02
    listed $198,000 Active
12. 2022-07-20
    soldstatus $50,101 523-char remark

    Show marketing remark (523 chars)

    New Listing in Morningside Manor off Halls Mill Road, features three bedrooms, one bath, attached single garage, living room, family room, extra attached storage room back of the house, fenced yard, close to shopping with easy interstate access. This home is ready for your renovation. The buyer/agent should verify the living area, lot size, utilities, and condition of the home prior to making offers. This home will be sold in current as-is condition, call your favorite real estate agent to view this property today.

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $960 · $80/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 1/10 Low FEMA zone X (unshaded) · 0% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,251
• − Mortgage interest: −$10,095
• − Property taxes: −$960
• − Insurance: −$901
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$5,242
• Taxable loss: −$4,388
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $-101/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

+259.7% since first listed

5 events — show timeline

• 2026-05-19 Relisted — GCMLS AL
• 2026-04-20 Pending — GCMLS AL
• 2026-04-14 Price Changed $180,210 GCMLS AL
• 2026-04-02 Listed $198,000 GCMLS AL
• 2022-07-20 Sold (MLS) $50,101 GCMLS AL

Property tax history

+11.6%/yr

Latest (2025): $960 · -7.0% YoY. Source: county tax records.