4158 Highway 90 Dr · Mobile, AL 36693

$184,500

3 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 1 Days on market

Built 1953 Est $211k · 13% under

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +13.2/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONE TIME SHOW AND SELL. 4158 Government Blvd (also known as 4158 Highway 90 Dr) offers 3 bedrooms with a separate den/office that could serve as a 4th bedroom. Recent updates include fresh interior paint, new carpet, new countertops, and a new range/oven and dishwasher. Major improvements include an HVAC system replaced in 2021 (inside and out) and double-pane windows. Situated on approximately half an acre, the property features a large fenced backyard and an outdoor shower/dog wash station. Convenient location with plenty of space inside and out.

Key facts

• Kitchen upgrades
• Brand new interiors
• Built 1953

Tags

• FRESHLY LANDSCAPED YARD
• MASSIVE 10-FOOT PICTURE WINDOW
• VERSATILE DEN OFFICE WING
• BRAND NEW INTERIORS
• KITCHEN UPGRADES
• HIGH END ONE PIECE TOTO TOILET

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 $63 ($752/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 $160k (13.5% below list).
• Recommended offer: $160k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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: Kate Shepard Elementary School (math 16% / reading 48%, grade F, #331 of 627 statewide, top 57%, 584 students, 74% FRL); Burns Middle School (math 4% / reading 30%, grade F, #201 of 257 statewide, top 79%, 710 students, 67% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents flat; 144 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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

• 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $159,684 (13.5% below list)

Questions for the listing agent

1. Built in 1953 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $211,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4158 Highway 90 Dr	0.00mi	3/1.0	1,688 (0%)	1mo	$183,000	$108	95
4160 Aldebaran Way	0.19mi	3/2.0	1,719 (+2%)	1mo	$127,500	$74	87
1409 ALTAIR Ln	0.25mi	3/2.0	1,689 (+0%)	2mo	$295,000	$175	86
4270 Taurus Dr	0.37mi	3/2.0	1,746 (+3%)	6mo	$218,000	$125	72
4203 Arcturus Ln	0.23mi	4/1.5 (+1)	1,549 (-8%)	1mo	$189,000	$122	68
1226 Barcelona Dr	0.50mi	3/2.0	1,614 (-4%)	2mo	$239,500	$148	68
4117 Beacon Ln	0.59mi	3/2.0	1,721 (+2%)	7mo	$279,900	$163	64
4254 Spring Valley Dr S	0.54mi	3/2.0	1,781 (+6%)	4mo	$228,000	$128	62
3155 Maudelayne Dr E	0.73mi	3/2.0	1,770 (+5%)	6mo	$155,000	$88	53
1309 W Rainbow Dr	0.41mi	4/2.0 (+1)	1,895 (+12%)	6mo	$185,000	$98	50
1420 Vega Dr	0.51mi	3/1.0	1,890 (+12%)	7mo	$187,000	$99	46
4375 Antares Ln	0.72mi	3/2.0	1,528 (-10%)	7mo	$225,000	$147	45

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 · 0.24% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-30,243
• Equity at exit: $27,510

10-year hold

• IRR: -14.6%
• Equity multiple: 0.26×
• Total profit: $-38,044
• Equity at exit: $15,952

Cash invested: $51,660 (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 36693

• Home prices YoY: -28.1%
• Rents YoY: 0.2%
• Active inventory: 144
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$968
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $63

Break-even live

Break-even rent $1,517

Max offer price $184,500

Occupancy floor 91%

Sensitivity live

Price	-10% $167	-5% $115	+0% $63	+5% $10	+10% $-42
Rent	-10% $-63	-5% $0	+0% $63	+5% $126	+10% $189
Rate	-1.0pp $156	-0.5pp $110	base $63	+0.5pp $15	+1.0pp $-34

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4273 Vega Dr Mobile, AL	3.0	1.5	1300	$1,600	$1.23	45d	1	0.38mi
4861 Woodcliff Dr N Mobile, AL	3.0	2.0	1610	$1,300	$0.81	45d	1	0.50mi
4361 Montclair Cir E Mobile, AL	3.0	2.0	1456	$1,700	$1.17	45d	1	0.69mi
1611 Rochelle St Mobile, AL	3.0	2.0	1085	$1,650	$1.52	23d	1	0.95mi
2754 Seaton Ct Mobile, AL	3.0	2.5	1640	$1,950	$1.19	15d	1	1.14mi
4950 Government Blvd Mobile, AL	1.0–4.0	1.0–2.5	1225	$1,321	$1.08	15d	7	1.30mi
4017 Cottage Hill Rd Mobile, AL	3.0	2.5	1616	$1,495	$0.93	45d	1	1.44mi
4017 Cottage Hill Rd #69 Mobile, AL	3.0	2.5	1616	$1,495	$0.93	23d	1	1.44mi
3993 Cottage Hill Rd Mobile, AL	2.0	1.5	1150	$895	$0.78	45d	1	1.47mi

Listing history 9 events

1. 2026-05-13
   soldstatus $183,000
2. 2026-05-09
   soldstatus $183,000 554-char remark

   Show marketing remark (608 chars)

   ONE TIME SHOW AND SELL. 4158 Government Blvd (also known as 4158 Highway 90 Dr) offers 3 bedrooms with a separate den/office that could serve as a 4th bedroom. Recent updates include fresh interior paint, new carpet, new countertops, and a new range/oven and dishwasher. Major improvements include an HVAC system replaced in 2021 (inside and out) and double-pane windows. Situated on approximately half an acre, the property features a large fenced backyard and an outdoor shower/dog wash station. Convenient location with plenty of space inside and out. Buyer to verify all information during due diligence.

3. 2026-05-09
   soldstatus $183,000 608-char remark

   Show marketing remark (608 chars)

   ONE TIME SHOW AND SELL. 4158 Government Blvd (also known as 4158 Highway 90 Dr) offers 3 bedrooms with a separate den/office that could serve as a 4th bedroom. Recent updates include fresh interior paint, new carpet, new countertops, and a new range/oven and dishwasher. Major improvements include an HVAC system replaced in 2021 (inside and out) and double-pane windows. Situated on approximately half an acre, the property features a large fenced backyard and an outdoor shower/dog wash station. Convenient location with plenty of space inside and out. Buyer to verify all information during due diligence.

4. 2026-05-09
   listed $183,000 608-char remark

   Show marketing remark (608 chars)

   ONE TIME SHOW AND SELL. 4158 Government Blvd (also known as 4158 Highway 90 Dr) offers 3 bedrooms with a separate den/office that could serve as a 4th bedroom. Recent updates include fresh interior paint, new carpet, new countertops, and a new range/oven and dishwasher. Major improvements include an HVAC system replaced in 2021 (inside and out) and double-pane windows. Situated on approximately half an acre, the property features a large fenced backyard and an outdoor shower/dog wash station. Convenient location with plenty of space inside and out. Buyer to verify all information during due diligence.

5. 2021-01-25
   soldstatus $125,000
6. 2018-06-07
   soldstatus $83,000
7. 2018-06-07
   soldstatus $83,000
8. 2014-02-03
   soldstatus $108,000
9. 2014-01-31
   soldstatus $57,500

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $1,853 · $154/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,162
• − Mortgage interest: −$10,335
• − Property taxes: −$1,853
• − Insurance: −$922
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$5,367
• Taxable loss: −$2,381
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $1,324/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): 18,726
• Household income: $68,933
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 498.0

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 White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 5% Asian 4% Two or more races 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 4% Tagalog/Filipino 2% Vietnamese 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: ▼ -71.22%
• Current HPI: 182.6406
• Rent YoY: ▲ 0.24%
• 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

+218.3% since first listed

9 events — show timeline

• 2026-05-13 Sold (Public Records) $183,000 Public Records
• 2026-05-09 Listed $183,000 BCAR
• 2026-05-09 Sold (MLS) $183,000 BCAR
• 2026-05-09 Sold (MLS) $183,000 GCMLS AL
• 2021-01-25 Sold (Public Records) $125,000 Public Records
• 2018-06-07 Sold (Public Records) $83,000 Public Records
• 2018-06-07 Sold (Public Records) $83,000 Public Records
• 2014-02-03 Sold (Public Records) $108,000 Public Records
• 2014-01-31 Sold (Public Records) $57,500 Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,853 · -0.7% YoY. Source: county tax records.