4303 Panorama Blvd · Mobile, AL 36609

$95,000

3 bd · 1.5 ba · 1,053 sqft · SingleFamily public records · 9 Days on market

Built 1970 8,712 sqft lot Est $140k · 32% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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 MLS

Welcome to this brick home with a fenced backyard. 3bd,1.5 bath with New paint, New AC, New floor and NO HOA. with easy access to Airport Blvd, University Blvd, and all of the shopping, food and entertainment. This house is also located just minutes from I-65 and I-10, the University of South Alabama and district schools. This is a PROBATE SALE that needs court confirmation. The property is SOLD AS-IS. The seller will make no repairs. Buyer to verify all information during due diligence.

Key facts

• Minutes from i-65
• Minutes from i-10
• Fenced backyard

Tags

• FENCED BACKYARD
• EASY ACCESS TO AIRPORT BLVD
• EASY ACCESS TO UNIVERSITY BLVD
• MINUTES FROM I-65
• MINUTES FROM I-10
• UNIVERSITY OF SOUTH ALABAMA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.7% 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: 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 (+3.1%/yr); 144 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/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 $657 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.43% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $140,049
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4275 Raines Dr	0.13mi	3/1.0	1,107 (+5%)	2mo	$172,000	$155	82
4213 Malibar Dr	0.41mi	3/1.0	1,032 (-2%)	1mo	$85,000	$82	74
661 Raines Dr	0.31mi	3/1.5	1,134 (+8%)	1mo	$122,000	$108	72
1618 Catalina Dr	0.15mi	3/1.5	1,196 (+14%)	3mo	$120,000	$100	68
4061 Sallie Ct	0.57mi	3/1.0	1,014 (-4%)	2mo	$138,500	$137	63
4057 Gaylark Rd N	0.66mi	3/1.0	1,080 (+3%)	2mo	$140,000	$130	62
5625 Vista Bonita Dr N	0.55mi	3/2.0	1,118 (+6%)	2mo	$165,000	$148	60
4129 Springdale Rd	0.70mi	2/1.0 (-1)	1,044 (-1%)	1mo	$139,000	$133	58
1919 Wildwood Pl	0.66mi	3/2.0	1,104 (+5%)	1mo	$199,000	$180	58
4017 Meadow Wood Curv	0.73mi	3/1.0	1,080 (+3%)	3mo	$139,900	$130	57
1005 Oakland Dr	0.52mi	2/1.0 (-1)	1,188 (+13%)	0mo	$145,000	$122	47
705 Littledale Rd	0.68mi	3/2.0	1,189 (+13%)	1mo	$160,000	$135	44

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: 11.5%
• Equity multiple: 1.45×
• Total profit: $12,099
• Equity at exit: $14,165

10-year hold

• IRR: 20.5%
• Equity multiple: 2.74×
• Total profit: $46,240
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$498
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $430

Break-even live

Break-even rent $814

Max offer price $95,000

Occupancy floor 63%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4161 Rebecca Rd Mobile, AL	3.0	1.0	1214	$1,500	$1.24	13d	1	0.29mi
552 Tamworth Ct Mobile, AL	3.0	1.0	1100	$1,450	$1.32	44d	1	0.31mi
550 Tamworth Ct Mobile, AL	3.0	1.0	1000	$1,295	$1.29	44d	1	0.33mi
4242 Marmora Dr Mobile, AL	3.0	1.5	1053	$1,500	$1.42	44d	1	0.33mi
654 Ynestra Dr Mobile, AL	3.0	1.5	1134	$1,300	$1.15	13d	1	0.38mi
4213 Malibar Dr Mobile, AL	3.0	1.0	1100	$1,458	$1.33	21d	1	0.40mi
5155 Ridgedale Rd Mobile, AL	3.0	1.5	1263	$1,400	$1.11	13d	1	0.41mi
4077 Lancewood Dr S Mobile, AL	4.0	1.0	1283	$1,600	$1.25	44d	1	0.48mi
833 S University Blvd Mobile, AL	1.0–2.0	1.0–2.0	855	$1,190	$1.39	13d	12	0.59mi
4118 Seabreeze Rd N Mobile, AL	3.0	1.0	1088	$1,100	$1.01	44d	1	0.61mi
4057 Gaylark Rd N Mobile, AL	3.0	1.0	1080	$1,275	$1.18	21d	1	0.69mi
701 S University Blvd Mobile, AL	2.0	1.0	692	$1,093	$1.58	21d	10	0.74mi
1651 Knollwood Dr Mobile, AL	1.0–2.0	1.0–2.0	835	$1,247	$1.49	13d	16	0.85mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	13d	2	0.98mi
6075 Grelot Rd Mobile, AL	2.0	1.0	1050	$1,215	$1.16	13d	1	1.20mi
651 Azalea Rd Mobile, AL	2.0–3.0	1.0–1.5	890	$1,232	$1.38	44d	1	1.24mi
3993 Cottage Hill Rd Mobile, AL	2.0	1.5	1150	$895	$0.78	44d	1	1.30mi
506 Seville Dr Mobile, AL	3.0	1.5	1200	$1,350	$1.12	13d	1	1.30mi
900 Downtowner Blvd Mobile, AL	1.0–3.0	1.0–2.5	1029	$1,449	$1.41	13d	32	1.41mi
561 Village Green Dr E Mobile, AL	2.0	1.0	880	$1,000	$1.14	13d	4	1.43mi
1601 Hillcrest Rd Mobile, AL	2.0	2.0	1250	$1,603	$1.28	13d	1	1.46mi

Listing history 8 events

1. 2025-07-07
   status Pending

   Show marketing remark (493 chars)

   Welcome to this brick home with a fenced backyard. 3bd,1.5 bath with New paint, New AC, New floor and NO HOA. with easy access to Airport Blvd, University Blvd, and all of the shopping, food and entertainment. This house is also located just minutes from I-65 and I-10, the University of South Alabama and district schools. This is a PROBATE SALE that needs court confirmation. The property is SOLD AS-IS. The seller will make no repairs. Buyer to verify all information during due diligence.

2. 2025-07-07
   status Pending 493-char remark

   Show marketing remark (493 chars)

   Welcome to this brick home with a fenced backyard. 3bd,1.5 bath with New paint, New AC, New floor and NO HOA. with easy access to Airport Blvd, University Blvd, and all of the shopping, food and entertainment. This house is also located just minutes from I-65 and I-10, the University of South Alabama and district schools. This is a PROBATE SALE that needs court confirmation. The property is SOLD AS-IS. The seller will make no repairs. Buyer to verify all information during due diligence.

3. 2025-07-02
   status Active

   Show marketing remark (493 chars)

   Welcome to this brick home with a fenced backyard. 3bd,1.5 bath with New paint, New AC, New floor and NO HOA. with easy access to Airport Blvd, University Blvd, and all of the shopping, food and entertainment. This house is also located just minutes from I-65 and I-10, the University of South Alabama and district schools. This is a PROBATE SALE that needs court confirmation. The property is SOLD AS-IS. The seller will make no repairs. Buyer to verify all information during due diligence.

4. 2025-07-02
   status Active 493-char remark

   Show marketing remark (493 chars)

   Welcome to this brick home with a fenced backyard. 3bd,1.5 bath with New paint, New AC, New floor and NO HOA. with easy access to Airport Blvd, University Blvd, and all of the shopping, food and entertainment. This house is also located just minutes from I-65 and I-10, the University of South Alabama and district schools. This is a PROBATE SALE that needs court confirmation. The property is SOLD AS-IS. The seller will make no repairs. Buyer to verify all information during due diligence.

5. 2025-06-30
   status Pending 493-char remark

   Show marketing remark (493 chars)

   Welcome to this brick home with a fenced backyard. 3bd,1.5 bath with New paint, New AC, New floor and NO HOA. with easy access to Airport Blvd, University Blvd, and all of the shopping, food and entertainment. This house is also located just minutes from I-65 and I-10, the University of South Alabama and district schools. This is a PROBATE SALE that needs court confirmation. The property is SOLD AS-IS. The seller will make no repairs. Buyer to verify all information during due diligence.

6. 2025-06-30
   status Pending

   Show marketing remark (493 chars)

   Welcome to this brick home with a fenced backyard. 3bd,1.5 bath with New paint, New AC, New floor and NO HOA. with easy access to Airport Blvd, University Blvd, and all of the shopping, food and entertainment. This house is also located just minutes from I-65 and I-10, the University of South Alabama and district schools. This is a PROBATE SALE that needs court confirmation. The property is SOLD AS-IS. The seller will make no repairs. Buyer to verify all information during due diligence.

7. 2025-06-26
   listed $95,000 Active 493-char remark

   Show marketing remark (493 chars)

   Welcome to this brick home with a fenced backyard. 3bd,1.5 bath with New paint, New AC, New floor and NO HOA. with easy access to Airport Blvd, University Blvd, and all of the shopping, food and entertainment. This house is also located just minutes from I-65 and I-10, the University of South Alabama and district schools. This is a PROBATE SALE that needs court confirmation. The property is SOLD AS-IS. The seller will make no repairs. Buyer to verify all information during due diligence.

8. 2025-06-23
   listed $95,000 Active

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,295
• − Mortgage interest: −$5,321
• − Property taxes: −$1,260
• − Insurance: −$475
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,764
• Taxable income: $3,868
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $4,231/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

+0.0% since first listed

8 events — show timeline

• 2025-07-07 Pending — BCAR
• 2025-07-07 Pending — GCMLS AL
• 2025-07-02 Relisted — BCAR
• 2025-07-02 Relisted — GCMLS AL
• 2025-06-30 Pending — GCMLS AL
• 2025-06-30 Pending — BCAR
• 2025-06-26 Listed $95,000 GCMLS AL
• 2025-06-23 Listed $95,000 BCAR

Property tax history

+3.1%/yr

Latest (2025): $1,260 · +6.9% YoY. Source: county tax records.