402 Idaho Rd · Mobile, AL 36609

$90,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 35 Days on market

Built 2007 0.42 ac lot $95/sqft · 20% below area Est $113k · 20% under

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Tenant occupied, do not disturb. Investor opportunity. Situated on a spacious lot, this home features modern flooring, refreshed interiors, and low-maintenance finishes, making it a convenient and efficient buy-and-hold opportunity. Steady monthly income is already in place, making it ideal for investors looking to expand their portfolio with an income-producing property. Photos were taken prior to current occupancy. Rent roll & lease details available upon request.

Key facts

• 0.42 acre lot
• 2 garage spots
• Listed 35 days

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage; 4 total parking spaces (2 garage spaces)
• Utilities: Cable available; Electricity available; Public sewer; Water available; 110 volt electric service
• Home design: Single family residence; Residential property; Located in Cambridge Estates
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Other; No fencing; No pool; No spa; View available

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump cooling
• Interior features: Other; Separate dining room; Kitchen with white cabinets and tile countertops; No basement
• Laundry & utility: Electric water heater; 220 volts in laundry

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$113,125) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Elizabeth Fonde Elementary School (math 6% / reading 26%, grade F, #502 of 627 statewide, top 80%, 725 students, 87% FRL); Wp Davidson High School (math 36% / reading 41%, grade F, #37 of 305 statewide, top 12%, 1,535 students, 61% FRL).
• Market conditions: Rents rising (+3.1%/yr); 144 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k 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 + 3.1% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; 27% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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: 1.27% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.15%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (median comp): $113,125
• List price: $90,000
• Delta: -20.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4129 Springdale Rd	0.28mi	2/1.0	1,044 (+10%)	1mo	$139,000	$133	70
4061 Sallie Ct	0.34mi	3/1.0 (+1)	1,014 (+6%)	2mo	$138,500	$137	66
4156 Palmdale Dr	0.43mi	3/1.0 (+1)	984 (+3%)	6mo	$120,000	$122	64
4057 Gaylark Rd N	0.25mi	3/1.0 (+1)	1,080 (+13%)	2mo	$140,000	$130	60
4107 Seabreeze Rd N	0.08mi	3/2.0 (+1)	1,079 (+13%)	8mo	$119,000	$110	59
4017 Meadow Wood Curv	0.33mi	3/1.0 (+1)	1,080 (+13%)	3mo	$139,900	$130	55
618 Wesley Ln E	0.42mi	3/1.0 (+1)	1,045 (+10%)	6mo	$135,000	$129	54
4213 Malibar Dr	0.63mi	3/1.0 (+1)	1,032 (+8%)	1mo	$85,000	$82	50
502 Meadow Wood Curv E	0.37mi	3/1.0 (+1)	1,080 (+13%)	6mo	$139,000	$129	50
4001 Sunnyvale Ln S	0.43mi	3/1.0 (+1)	1,080 (+13%)	3mo	$117,000	$108	50
704 Raines Dr	0.64mi	3/1.0 (+1)	1,080 (+13%)	7mo	$90,000	$83	37
689 Tarawa Dr	0.71mi	3/1.5 (+1)	1,053 (+11%)	8mo	$89,000	$85	36

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $4,431
• Equity at exit: $13,419

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $28,587
• Equity at exit: $7,782

Cash invested: $25,200 (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 36609

• Rents YoY: 3.1%
• Active inventory: 144
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$472
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $297

Break-even live

Break-even rent $765

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $348	-5% $323	+0% $297	+5% $272	+10% $246
Rent	-10% $207	-5% $252	+0% $297	+5% $342	+10% $387
Rate	-1.0pp $342	-0.5pp $320	base $297	+0.5pp $274	+1.0pp $250

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4118 Seabreeze Rd N Mobile, AL	3.0	1.0	1088	$1,100	$1.01	44d	1	0.14mi
4057 Gaylark Rd N Mobile, AL	3.0	1.0	1080	$1,275	$1.18	22d	1	0.23mi
550 Tamworth Ct Mobile, AL	3.0	1.0	1000	$1,295	$1.29	44d	1	0.27mi
552 Tamworth Ct Mobile, AL	3.0	1.0	1100	$1,450	$1.32	44d	1	0.29mi
833 S University Blvd Mobile, AL	1.0–2.0	1.0–2.0	855	$1,190	$1.39	14d	12	0.46mi
4213 Malibar Dr Mobile, AL	3.0	1.0	1100	$1,458	$1.33	22d	1	0.63mi
608 Azalea Rd Unit G-0701 Mobile, AL	1.0	1.0	590	$875	$1.48	44d	1	0.67mi
608 Azalea Rd Unit E-0507 Mobile, AL	1.0	1.0	665	$1,015	$1.53	44d	1	0.67mi
608 Azalea Rd Unit R-1807 Mobile, AL	1.0	1.0	665	$995	$1.50	44d	1	0.67mi
608 Azalea Rd Unit M-1303 Mobile, AL	1.0	1.0	590	$950	$1.61	22d	1	0.67mi
608 Azalea Rd Unit G-0705 Mobile, AL	1.0	1.0	590	$950	$1.61	14d	1	0.67mi
608 Azalea Rd Unit E-0505 Mobile, AL	1.0	1.0	665	$935	$1.41	14d	1	0.67mi
608 Azalea Rd Unit N-1407 Mobile, AL	1.0	1.0	590	$855	$1.45	44d	1	0.67mi
4242 Marmora Dr Mobile, AL	3.0	1.5	1053	$1,500	$1.42	44d	1	0.68mi
701 S University Blvd Mobile, AL	2.0	1.0	692	$1,093	$1.58	22d	10	0.73mi
651 Azalea Rd Mobile, AL	2.0–3.0	1.0–1.5	890	$927	$1.04	44d	1	0.80mi
900 Downtowner Blvd Mobile, AL	1.0–3.0	1.0–2.5	1029	$1,140	$1.11	14d	32	0.82mi
3800 Michael Blvd Mobile, AL	1.0–2.0	1.0–2.0	854	$942	$1.10	14d	15	0.92mi
561 Village Green Dr E Mobile, AL	2.0	1.0	880	$1,000	$1.14	14d	4	1.01mi
1651 Knollwood Dr Mobile, AL	1.0–2.0	1.0–2.0	835	$1,247	$1.49	14d	16	1.31mi
3600 Michael Blvd Mobile, AL	2.0	1.5	750	$949	$1.27	14d	3	1.33mi
1030 Montlimar Dr Mobile, AL	1.0–3.0	1.0–2.0	997	$1,232	$1.24	14d	17	1.42mi
3920 Berwyn Dr S Mobile, AL	1.0–3.0	1.0–2.0	1427	$1,274	$0.89	14d	34	1.42mi

Listing history 22 events

1. 2026-06-18
   days on market $90,000 Active 35 DOM
2. 2026-06-17
   days on market $90,000 Active 34 DOM
3. 2026-06-16
   days on market $90,000 Active 33 DOM
4. 2026-06-15
   days on market $90,000 Active 32 DOM
5. 2026-06-14
   days on market $90,000 Active 30 DOM
6. 2026-06-13
   days on market $90,000 Active 29 DOM
7. 2026-06-10
   pricedays on market $90,000 Active 27 DOM
8. 2026-06-09
   days on market $95,000 Active 26 DOM
9. 2026-06-08
   days on market $95,000 Active 25 DOM
10. 2026-06-07
    days on market $95,000 Active 24 DOM
11. 2026-06-05
    days on market $95,000 Active 21 DOM
12. 2026-06-03
    days on market $95,000 Active 20 DOM
13. 2026-06-02
    days on market $95,000 Active 19 DOM
14. 2026-06-01
    days on market $95,000 Active 18 DOM
15. 2026-05-31
    days on market $95,000 Active 17 DOM
16. 2026-05-30
    days on market $95,000 Active 16 DOM
17. 2026-05-14
    listed $95,000 Active 474-char remark
18. 2024-11-24
    historical $1,000
19. 2024-10-30
    price $1,000
20. 2024-09-25
    listed $1,050
21. 2021-04-12
    soldstatus $71,000
22. 2021-03-05
    soldstatus $57,000

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,143 · $95/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 · 20 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: $13,700
• − Mortgage interest: −$5,041
• − Property taxes: −$1,143
• − Insurance: −$450
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,618
• Taxable income: $2,255
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $3,025/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): 23,820
• Household income: $49,830
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1379.0

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 0.62)
• Race & ethnicity: Black 44% White 42% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Vietnamese 2% 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: ▼ -124.06%
• Current HPI: 200.0811
• Rent YoY: ▲ 3.07%
• 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

+57.9% since first listed

7 events — show timeline

• 2026-06-09 Price Changed $90,000 GCMLS AL
• 2026-05-14 Listed $95,000 GCMLS AL
• 2024-11-24 Rental Removed $1,000 APPFOLIO
• 2024-10-30 Price Changed $1,000 APPFOLIO
• 2024-09-25 Listed for Rent $1,050 APPFOLIO
• 2021-04-12 Sold (Public Records) $71,000 Public Records
• 2021-03-05 Sold (Public Records) $57,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $1,143 · +3.6% YoY. Source: county tax records.