3316 Anson Ct · Mobile, AL 36605

$79,900

3 bd · 2.0 ba · 1,781 sqft · SingleFamily public records · 14 Days on market

Built 1987 0.27 ac lot ↓ 5% since listing

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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
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER!!! Welcome to 3316 Anson Court. This house is ready for a new owner. Would make a great starter home or as an Investment for a income producing property. Split floorplan. There is a really cool space that has the 1/2 bath abd a large game room. House does need some work but is priced to sell. The roof is Fortified and seller has the certificate. Tankless Water Heater and the HVAC is about 10 years old per seller. Please call your favorite Realtor today for a personal tour.

Key facts

• Split floorplan
• Fortified roof
• Large game room

Tags

• SPLIT FLOORPLAN
• LARGE GAME ROOM
• FORTIFIED ROOF
• TANKLESS WATER HEATER
• HVAC ABOUT 10 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 23.1% 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: Dr Robert W Gilliard Elementary (math 8% / reading 23%, grade F, #503 of 627 statewide, top 80%, 780 students, 94% FRL); Pillans Middle School (math 2% / reading 17%, grade F, #233 of 257 statewide, top 91%, 537 students, 96% FRL); Ben C Rain High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 589 students, 90% FRL) — zoned schools average 93% FRL vs 67% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 27% district-wide (-18 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• At $2,030/mo this rent would consume 56% of the median local household income ($44k/yr) (locally 1521% 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 $552 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $80k implies a 90% 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.54% ✓
• Cap rate: 23.13%
• Cash-on-cash: 60.12%
• DSCR: 3.67
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $169,195
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3304 Armond St	0.21mi	3/2.0	1,750 (-2%)	10mo	$166,000	$95	79
3312 Armond Dr	0.21mi	4/2.0 (+1)	1,823 (+2%)	4mo	$79,000	$43	78
3163 Morgan Rd	0.22mi	3/2.0	2,023 (+14%)	2mo	$160,000	$79	65
2760 Gonzales Rd	0.22mi	3/2.0	1,612 (-10%)	13mo	$197,000	$122	63
3216 Morgan Rd	0.18mi	4/2.0 (+1)	1,631 (-8%)	14mo	$162,000	$99	61
3361 Riverside Dr W	0.66mi	3/2.0	1,769 (-1%)	9mo	$166,500	$94	61
2713 Riverside Dr	0.29mi	3/2.0	2,000 (+12%)	8mo	$222,000	$111	59
2257 Club House Rd	0.59mi	2/2.0 (-1)	1,756 (-1%)	15mo	$50,000	$28	52
2316 Reneke Ave	0.41mi	3/2.0	2,037 (+14%)	7mo	$170,000	$83	51
3212 Ward Rd	0.42mi	2/2.5 (-1)	1,974 (+11%)	10mo	$275,000	$139	47
3416 FAIRFIELD Rd	0.36mi	3/1.0	1,560 (-12%)	16mo	$45,000	$29	45
2204 Weaver Rd	0.61mi	4/1.5 (+1)	1,539 (-14%)	6mo	$175,000	$114	37

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: 64.2%
• Equity multiple: 4.09×
• Total profit: $69,152
• Equity at exit: $11,913

10-year hold

• IRR: 70.2%
• Equity multiple: 9.98×
• Total profit: $200,920
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $1,121

Break-even live

Break-even rent $612

Max offer price $79,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,166	-5% $1,143	+0% $1,121	+5% $1,098	+10% $1,076
Rent	-10% $960	-5% $1,041	+0% $1,121	+5% $1,201	+10% $1,281
Rate	-1.0pp $1,161	-0.5pp $1,141	base $1,121	+0.5pp $1,100	+1.0pp $1,079

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3210 Ward Rd Unit 1043617P Mobile, AL	3.0	2.0	1593	$2,395	$1.50	15d	1	0.43mi
1806 Gill Rd Mobile, AL	3.0	2.0	1360	$1,250	$0.92	22d	1	1.03mi
1854 Jacob Dr Unit Jacob Dr unit Mobile, AL	4.0	2.0	1700	$1,950	$1.15	45d	1	1.21mi
3512 Shadowwood Ct Mobile, AL	4.0	3.5	2514	$3,295	$1.31	22d	1	1.35mi

Listing history 5 events

1. 2026-01-23
   status Pending
2. 2026-01-20
   price $79,900
3. 2026-01-09
   listed $85,000 Active
4. 2016-01-29
   soldstatus $42,000
5. 2005-12-02
   soldstatus $84,500

ⓘ 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: $371 · $31/mo
• Projected year-2 tax: $371 · $31/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 6 d/yr ≥105°F today · 19 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: $24,364
• − Mortgage interest: −$4,476
• − Property taxes: −$371
• − Insurance: −$400
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$2,324
• Taxable income: $12,895
• Est. tax owed @ 24.0%: −$3,095
• After-tax cash flow: $10,354/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

-5.4% since first listed

5 events — show timeline

• 2026-01-23 Pending — GCMLS AL
• 2026-01-20 Price Changed $79,900 GCMLS AL
• 2026-01-09 Listed $85,000 GCMLS AL
• 2016-01-29 Sold (Public Records) $42,000 Public Records
• 2005-12-02 Sold (Public Records) $84,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $371 · +5.8% YoY. Source: county tax records.