1557 Basil St · Mobile, AL 36603

$105,000

3 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 173 Days on market

Built 1947 10,062 sqft lot Est $81k · 29% over

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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
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks

PRICE REDUCTION!!! Welcome to your newly updated home offering the perfect blend of character, comfort, and opportunity! This 3-bedroom, 2-bath home has been fully updated with fresh paint and new flooring. The spacious bedrooms offer plenty of natural light. Outside, you'll find a nice backyard with endless potential. Located in a quiet, established neighborhood close to schools, shopping, and a park. Property is "sold as is and where is", with no warranties expressed or implied. Seller is related to listing agent. Buyer and/or Buyer’s agent to verify all pertinent information.

Key facts

• Close to schools
• New flooring
• Nice backyard

Tags

• UPDATED HOME
• NEW FLOORING
• NICE BACKYARD
• QUIET ESTABLISHED NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Driveway
• Security: No security features listed
• Utilities: Electricity available (110 volts); Public sewer; Water available
• Home design: Residential single family home
• Construction: Aluminum siding; Shingle roof; Pillar/post/pier foundation; Built in 1947
• Exterior features: No exterior features listed; No fencing; View present

Interior

• Kitchen: No special kitchen features listed
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 0 half bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Tankless water heater; No fireplace
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $952 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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: Florence Howard Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 488 students, 94% FRL); John L Leflore Magnet School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 618 students, 84% FRL) — zoned schools average 89% FRL vs 67% district-wide (22 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: 36 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

Forward outlook

• In year one you build about $2k of equity ($726 loan paydown + $1k appreciation (1.3% local appreciation)).
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $23k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
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: 1.90% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.87%
• DSCR: 2.73
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $81,437
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1557 Basil St	0.00mi	3/2.0	1,147 (0%)	0mo	$105,000	$92	96
353 Robbins St	0.13mi	4/1.0 (+1)	1,120 (-2%)	4mo	$80,000	$71	81
315 Oak Dr	0.72mi	3/1.5	1,140 (-1%)	13mo	$65,000	$57	53
565 Cedar Ave	0.53mi	2/1.0 (-1)	1,032 (-10%)	3mo	$35,000	$34	51
1105 Adams St	0.71mi	3/2.0	1,102 (-4%)	11mo	$55,000	$50	48
1863 St Stephens Ct	0.74mi	3/2.0	1,157 (+1%)	17mo	$80,000	$69	46
284 Magnolia Dr	0.63mi	3/2.0	1,263 (+10%)	6mo	$190,000	$150	44
1363 St Stephens Rd	0.38mi	3/2.0	1,272 (+11%)	21mo	$121,000	$95	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 3.19×
• Total profit: $64,248
• Equity at exit: $37,612

10-year hold

• IRR: 43.4%
• Equity multiple: 6.30×
• Total profit: $155,710
• Equity at exit: $51,380

Cash invested: $29,400 (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 36603

• Home prices YoY: 2.8%
• Active inventory: 36
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$551
• Tax from tax record: −$30 /mo · $354/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $952

Break-even live

Break-even rent $790

Max offer price $105,000

Occupancy floor 47%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Indian Creek Dr E Unit 1043809P Mobile, AL	3.0	2.5	1496	$3,985	$2.66	14d	1	0.64mi
1254 Old Shell Rd Mobile, AL	1.0–2.0	1.0	660	$975	$1.48	14d	4	0.76mi
57 N Ann St Unit 1043453P Mobile, AL	2.0	2.0	1065	$2,015	$1.89	21d	1	0.79mi
1566 Dauphin St Unit Back Carriage House Mobile, AL	3.0	1.0	1300	$1,200	$0.92	44d	1	0.81mi
129 Shell Road Pl Unit 1043713P Mobile, AL	4.0	2.0	1496	$3,389	$2.27	21d	1	0.85mi
510 Schwartz St Mobile, AL	3.0	2.0	1288	$1,400	$1.09	14d	1	0.88mi
402 Havens St Mobile, AL	4.0	2.0	960	$1,350	$1.41	14d	1	0.92mi
186 Stanton Rd Mobile, AL	1.0–3.0	1.0–2.5	1263	$2,450	$1.94	44d	1	0.95mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	44d	1	1.06mi
111 S Catherine St Mobile, AL	2.0	1.0	891	$899	$1.01	44d	1	1.08mi
1141 Montauk Ave Unit 1043864P Mobile, AL	3.0	2.0	1420	$2,741	$1.93	14d	1	1.13mi
423 Devon Dr Mobile, AL	3.0	1.0	1220	$950	$0.78	44d	1	1.15mi
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	14d	1	1.19mi
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	44d	1	1.40mi
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	44d	1	1.40mi

Listing history 10 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   status Active
3. 2026-04-29
   historical
4. 2026-03-23
   status Active
5. 2026-03-12
   status Pending
6. 2026-03-10
   price $105,000
7. 2026-01-31
   price $110,000
8. 2025-12-12
   price $120,000
9. 2025-10-30
   listed $128,000 Active
10. 2024-06-22
    price $45,000

ⓘ 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: $354 · $30/mo
• Projected year-2 tax: $431 · $36/mo
• Expected delta: +$76/yr (+$6/mo · 21.5%)

ⓘ 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 ≥104°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: $23,943
• − Mortgage interest: −$5,882
• − Property taxes: −$354
• − Insurance: −$525
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$3,055
• Taxable income: $10,297
• Est. tax owed @ 24.0%: −$2,471
• After-tax cash flow: $8,957/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
• City population: 205,729
• Population (ZIP): 7,805

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 (85%)
• Race & ethnicity: Black 85% White 12% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 1.32%
• Current HPI: 48.9551
• Rent YoY: —
• Metro: —
• 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

+133.3% since first listed

10 events — show timeline

• 2026-05-20 Pending — GCMLS AL
• 2026-05-18 Relisted — GCMLS AL
• 2026-04-29 Delisted — GCMLS AL
• 2026-03-23 Relisted — GCMLS AL
• 2026-03-12 Pending — GCMLS AL
• 2026-03-10 Price Changed $105,000 GCMLS AL
• 2026-01-31 Price Changed $110,000 GCMLS AL
• 2025-12-12 Price Changed $120,000 GCMLS AL
• 2025-10-30 Listed $128,000 GCMLS AL
• 2024-06-22 Price Changed $45,000 GCMLS AL

Property tax history

+2.2%/yr

Latest (2025): $354 · +6.9% YoY. Source: county tax records.