331 Irby St · Prichard, AL 36610

$80,000

2 bd · 1.5 ba · 848 sqft · SingleFamily public records · 60 Days on market

Built 1986 7,518 sqft lot $94/sqft · 181% above area

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +5.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

VRM 65,000-80,000 ****Calling All Investors!!!!Tenant occupied! Add to your portfolio!!! If you are looking for an investment property that is ready to go, don't look any further, this one is for you. Welcome to 331 Irby. Beautifully remodeled 2BR/1BA cottage featuring resurfaced hardwood floors in living room and bedrooms, plus new linoleum in hallway, kitchen, and laundry. Loaded with updates: new roof (2025), new plumbing, updated electrical (2012), brand new gas water heater, central HVAC, hardwired fire and carbon monoxide detectors, and exterior security lighting. This investment property is loaded with modern upgrades and classic charm— Buyers/ Buyers agent must verify sq ft and all prudent information. Contact your favorite Realtor today

Key facts

• Updated electrical
• New plumbing
• New gas water heater

Tags

• REMODELED COTTAGE
• RESURFACED HARDWOOD FLOORS
• NEW ROOF
• NEW PLUMBING
• UPDATED ELECTRICAL
• NEW GAS WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 11.4% in Prichard — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 54/100 on livability (#472 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D-, crime F, amenities F.
• 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: 41 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $851 of equity ($553 loan paydown + $298 appreciation (0.4% 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 (0.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.05% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $28,429
• List price: $80,000
• Delta: 181.40%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
452 Glendale Pl	0.13mi	2/1.0	884 (+4%)	16mo	$18,000	$20	71
233 Sanders Rd	0.58mi	2/1.0	892 (+5%)	10mo	$31,000	$35	54
541 Chandler St	0.59mi	2/1.0	960 (+13%)	0mo	$52,000	$54	48
16 Elm St W	0.59mi	2/2.0	936 (+10%)	10mo	$48,000	$51	45
330 Max St	0.66mi	3/1.0 (+1)	920 (+8%)	8mo	$26,000	$28	42
406 Clark Ave W	0.68mi	2/1.0	720 (-15%)	15mo	$15,000	$21	29

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

Projected returns pro-forma

0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.48×
• Total profit: $10,809
• Equity at exit: $24,729

10-year hold

• IRR: 14.3%
• Equity multiple: 2.63×
• Total profit: $36,554
• Equity at exit: $30,951

Cash invested: $22,400 (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 36610

• Home prices YoY: 0.9%
• Active inventory: 41
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $185

Break-even live

Break-even rent $608

Max offer price $80,000

Occupancy floor 73%

Sensitivity live

Price	-10% $230	-5% $207	+0% $185	+5% $162	+10% $140
Rent	-10% $118	-5% $152	+0% $185	+5% $218	+10% $251
Rate	-1.0pp $225	-0.5pp $205	base $185	+0.5pp $164	+1.0pp $143

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Flock Ave Mobile, AL	2.0	1.0	849	$795	$0.94	44d	1	0.05mi
519 Bay Bridge Rd Unit B Prichard, AL	2.0	1.0	1000	$925	$0.93	44d	1	0.26mi
408 Rawls Ave Mobile, AL	2.0	1.0	1032	$1,100	$1.07	14d	1	1.09mi

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 60 DOM
2. 2026-06-17
   days on market $80,000 Active 59 DOM
3. 2026-06-16
   days on market $80,000 Active 58 DOM
4. 2026-06-15
   days on market $80,000 Active 57 DOM
5. 2026-06-14
   days on market $80,000 Active 55 DOM
6. 2026-06-13
   days on market $80,000 Active 54 DOM
7. 2026-06-10
   days on market $80,000 Active 52 DOM
8. 2026-06-09
   days on market $80,000 Active 51 DOM
9. 2026-06-08
   days on market $80,000 Active 50 DOM
10. 2026-06-07
    days on market $80,000 Active 49 DOM
11. 2026-06-05
    days on market $80,000 Active 46 DOM
12. 2026-06-03
    days on market $80,000 Active 45 DOM
13. 2026-06-02
    days on market $80,000 Active 44 DOM
14. 2026-06-01
    days on market $80,000 Active 43 DOM
15. 2026-05-31
    days on market $80,000 Active 42 DOM
16. 2026-05-30
    days on market $80,000 Active 41 DOM
17. 2026-04-19
    listed $80,000 Active 766-char remark

    Show marketing remark (766 chars)

    VRM 65,000-80,000 ****Calling All Investors!!!!Tenant occupied! Add to your portfolio!!! If you are looking for an investment property that is ready to go, don't look any further, this one is for you. Welcome to 331 Irby. Beautifully remodeled 2BR/1BA cottage featuring resurfaced hardwood floors in living room and bedrooms, plus new linoleum in hallway, kitchen, and laundry. Loaded with updates: new roof (2025), new plumbing, updated electrical (2012), brand new gas water heater, central HVAC, hardwired fire and carbon monoxide detectors, and exterior security lighting. This investment property is loaded with modern upgrades and classic charm— Buyers/ Buyers agent must verify sq ft and all prudent information. Contact your favorite Realtor 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: $331 · $28/mo
• Projected year-2 tax: $331 · $28/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 ≥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: $10,105
• − Mortgage interest: −$4,481
• − Property taxes: −$331
• − Insurance: −$400
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$2,327
• Taxable income: $949
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $1,990/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 — Prichard

• Score: 54/100
• State rank: #472
• US rank: #24080

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prichard, AL
• City population: 13,402
• Population (ZIP): 9,692

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 (97%)
• Race & ethnicity: Black 97% Hispanic / Latino 1% White 1%
• Foreign-born: 0%

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: ▲ 0.37%
• Current HPI: 42.6203
• 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

1 event — show timeline

• 2026-04-19 Listed $80,000 GCMLS AL

Property tax history

+4.9%/yr

Latest (2025): $331 · +2.3% YoY. Source: county tax records.