5964 Montfort Rd S · Mobile, AL 36608

$184,000

3 bd · 2.0 ba · 1,395 sqft · SingleFamily public records · 100 Days on market

Built 1992 0.29 ac lot $132/sqft · 8% below area Est $199k · 8% under

---

Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +11.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPDATE: Complete HVAC replacement March 2026! Welcome home to this beautifully renovated 3-bedroom, 2-bath residence located in a quiet, established neighborhood in West Mobile. This move-in ready home features brand-new flooring throughout, fresh interior paint, and all new light fixtures creating a bright, modern feel. The updated kitchen shines with stainless steel appliances and stylish finishes, perfect for everyday living and entertaining. Major upgrades include a new roof, new interior doors, and a new garage door, offering peace of mind for years to come. Conveniently located near shopping, dining, and schools, this home combines comfort, quality, and location — a must-see!

Key facts

• Renovated
• New flooring
• Updated kitchen

Tags

• RENOVATED
• NEW FLOORING
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW ROOF
• NEW INTERIOR DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (9.7% below list).
• Recommended offer: $166k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 fast (+6.2%/yr); 338 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 33% of the median local income ($61k/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 $6k 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 100 days — a 9% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $166,074 (9.7% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (median comp): $199,390
• List price: $184,000
• Delta: -7.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5964 Montfort Rd S	0.00mi	3/2.0	1,395 (0%)	1mo	$170,000	$122	99
816 E Montfort Rd	0.28mi	3/1.5	1,383 (-1%)	14mo	$152,500	$110	72
951 Wendover Rd	0.27mi	3/2.0	1,208 (-13%)	9mo	$225,000	$186	57
6405 Zeigler Blvd	0.61mi	4/1.5 (+1)	1,381 (-1%)	17mo	$180,000	$130	49
801 Parkwood Dr E	0.26mi	3/2.0	1,587 (+14%)	24mo	$226,500	$143	45
1004 Locarno St	0.33mi	3/2.5	1,598 (+15%)	24mo	$205,000	$128	39
1108 Middle Ring Rd	0.69mi	3/2.0	1,222 (-12%)	10mo	$180,000	$147	39
5905 Chalet Dr N	0.63mi	3/2.0	1,600 (+15%)	17mo	$172,500	$108	32

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 · 6.15% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-11,555
• Equity at exit: $27,435

10-year hold

• IRR: 6.9%
• Equity multiple: 1.58×
• Total profit: $30,025
• Equity at exit: $15,909

Cash invested: $51,520 (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 36608

• Rents YoY: 6.2%
• Active inventory: 338
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$965
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $203

Break-even live

Break-even rent $1,404

Max offer price $184,000

Occupancy floor 83%

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5855 Woodvale Dr Mobile, AL	3.0	1.5	1712	$1,350	$0.79	20d	1	0.17mi
5904 Saint Gallen Ave S Unit 1043743P Mobile, AL	4.0	2.0	1496	$3,719	$2.49	20d	1	0.34mi
912 Wendover Rd Unit 1043703P Mobile, AL	4.0	2.5	1496	$3,190	$2.13	20d	1	0.35mi
5477 Ardell Dr Unit 1043691P Mobile, AL	3.0	2.0	1496	$2,680	$1.79	13d	1	0.74mi
1305 Middle Ring Rd Mobile, AL	3.0	1.0	1100	$1,400	$1.27	43d	1	0.84mi
1165 Barker Dr W Mobile, AL	3.0	1.0	900	$950	$1.06	20d	1	0.86mi
304 N University Blvd Unit 1043721P Mobile, AL	4.0	2.5	1496	$4,148	$2.77	20d	1	0.91mi
316 Syracuse St Mobile, AL	3.0	2.0	1776	$1,875	$1.06	13d	1	0.91mi
1253 Athey Rd Mobile, AL	3.0	2.0	1100	$1,500	$1.36	13d	1	0.99mi
5751 Overlook Rd Unit A2 Mobile, AL	2.0	1.0	890	$850	$0.96	20d	1	1.02mi
1257 Devander Dr Mobile, AL	3.0	1.0	1144	$1,200	$1.05	43d	1	1.06mi
6725 Zeigler Blvd Mobile, AL	1.0–2.0	1.0	850	$1,282	$1.51	13d	7	1.08mi
5613 Overlook Rd Mobile, AL	3.0	1.5	1520	$1,450	$0.95	43d	1	1.09mi
914 David Langan Dr E Mobile, AL	3.0	1.0	1080	$1,450	$1.34	43d	1	1.15mi
5520 Vienna Ave Mobile, AL	3.0	2.0	1745	$1,395	$0.80	43d	1	1.19mi
5508 Overlook Rd Mobile, AL	3.0	2.0	1260	$1,400	$1.11	13d	1	1.20mi
133 East Dr Mobile, AL	1.0–2.0	1.0	821	$1,024	$1.25	13d	4	1.27mi
6807 Victor Rd Mobile, AL	3.0	1.0	1100	$1,350	$1.23	43d	1	1.31mi
1255 Amelia Ave Mobile, AL	3.0	1.0	1000	$1,400	$1.40	43d	1	1.36mi
5213 Pineview Ln S Mobile, AL	3.0	1.0	1176	$1,575	$1.34	43d	1	1.38mi
1104 Garland St Mobile, AL	3.0	1.0	1377	$1,450	$1.05	20d	1	1.38mi
1728 Tew Dr Mobile, AL	2.0	1.0	912	$995	$1.09	43d	1	1.38mi
6601 Old Shell Rd Unit 3 Mobile, AL	2.0	1.0	950	$975	$1.03	20d	1	1.39mi
5207 Azalea Cir S Mobile, AL	3.0	2.0	1100	$1,490	$1.35	20d	1	1.42mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	43d	1	1.44mi
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	43d	1	1.45mi
5263 Border Dr S Mobile, AL	3.0	1.0	946	$1,400	$1.48	13d	1	1.46mi

Listing history 4 events

1. 2026-05-06
   status Pending 696-char remark

   Show marketing remark (696 chars)

   UPDATE: Complete HVAC replacement March 2026! Welcome home to this beautifully renovated 3-bedroom, 2-bath residence located in a quiet, established neighborhood in West Mobile. This move-in ready home features brand-new flooring throughout, fresh interior paint, and all new light fixtures creating a bright, modern feel. The updated kitchen shines with stainless steel appliances and stylish finishes, perfect for everyday living and entertaining. Major upgrades include a new roof, new interior doors, and a new garage door, offering peace of mind for years to come. Conveniently located near shopping, dining, and schools, this home combines comfort, quality, and location — a must-see!

2. 2026-03-17
   price $184,000 696-char remark

   Show marketing remark (696 chars)

   UPDATE: Complete HVAC replacement March 2026! Welcome home to this beautifully renovated 3-bedroom, 2-bath residence located in a quiet, established neighborhood in West Mobile. This move-in ready home features brand-new flooring throughout, fresh interior paint, and all new light fixtures creating a bright, modern feel. The updated kitchen shines with stainless steel appliances and stylish finishes, perfect for everyday living and entertaining. Major upgrades include a new roof, new interior doors, and a new garage door, offering peace of mind for years to come. Conveniently located near shopping, dining, and schools, this home combines comfort, quality, and location — a must-see!

3. 2026-01-26
   listed $189,000 Active 696-char remark

   Show marketing remark (696 chars)

   UPDATE: Complete HVAC replacement March 2026! Welcome home to this beautifully renovated 3-bedroom, 2-bath residence located in a quiet, established neighborhood in West Mobile. This move-in ready home features brand-new flooring throughout, fresh interior paint, and all new light fixtures creating a bright, modern feel. The updated kitchen shines with stainless steel appliances and stylish finishes, perfect for everyday living and entertaining. Major upgrades include a new roof, new interior doors, and a new garage door, offering peace of mind for years to come. Conveniently located near shopping, dining, and schools, this home combines comfort, quality, and location — a must-see!

4. 2024-12-27
   soldstatus $140,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $813 · $68/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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: $19,929
• − Mortgage interest: −$10,307
• − Property taxes: −$813
• − Insurance: −$920
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$5,353
• Taxable loss: −$652
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $2,588/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): 38,890
• Household income: $61,146
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1823.0

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 0.56)
• Race & ethnicity: White 56% Black 35% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Arabic 1% 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: ▼ -224.52%
• Current HPI: 198.9469
• Rent YoY: ▲ 6.15%
• 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

+31.4% since first listed

4 events — show timeline

• 2026-05-06 Pending — GCMLS AL
• 2026-03-17 Price Changed $184,000 GCMLS AL
• 2026-01-26 Listed $189,000 GCMLS AL
• 2024-12-27 Sold (Public Records) $140,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $813 · +4.9% YoY. Source: county tax records.