1352 St Medar St · Mobile, AL 36603

$88,000

3 bd · 1.0 ba · 1,290 sqft · SingleFamily · 172 Days on market

Built 1906 Average condition 3,689 sqft lot $68/sqft · 21% below area Est $112k · 21% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +5.7/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome home to St. Madar St.. This is a 3 bedroom 1 bath house that has 10ft. high ceilings and covered front and back porches. The kitchen has new cabinets and counter tops and a dining space. New flooring has been installed throughout and the interior has been freshly painted. Washer and dryer hook ups are located at a room at the end of the hall next to the bathroom. This house is located close to the elementary school, Bishop State, USA Women's and Children's hospital, and just a short drive to downtown Mobile and the interstate. It has been a great rental property in the past but would make a great home for any family. Parking is available on the street in front of the house or through the double gate in the back yard. agent is related to the seller

Key facts

• New flooring
• High ceilings
• 3,689 sq ft lot

Tags

• HIGH CEILINGS
• COVERED FRONT AND BACK PORCHES
• NEW CABINETS AND COUNTER TOPS
• NEW FLOORING
• FRESHLY PAINTED INTERIOR
• WASHER AND DRYER HOOK UPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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-.
• Zoned schools: Erwin Craighead Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 420 students, 89% FRL); Calloway Smith Middle School (math 0% / reading 18%, grade F, #235 of 257 statewide, top 93%, 396 students, 96% FRL); Ben C Rain High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 589 students, 90% FRL).
• Market conditions: 36 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 ($608 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1906 — 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.39%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $111,775
• List price: $88,000
• Delta: -21.27%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Dearborn St S	0.72mi	3/2.0	1,464 (+14%)	7mo	$135,000	$92	34

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: 21.2%
• Equity multiple: 2.10×
• Total profit: $27,112
• Equity at exit: $31,523

10-year hold

• IRR: 23.8%
• Equity multiple: 3.96×
• Total profit: $72,922
• Equity at exit: $43,061

Cash invested: $24,640 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $378

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 65%

Sensitivity live

Price	-10% $438	-5% $408	+0% $378	+5% $347	+10% $317
Rent	-10% $279	-5% $328	+0% $378	+5% $427	+10% $476
Rate	-1.0pp $422	-0.5pp $400	base $378	+0.5pp $355	+1.0pp $332

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Gorgas St Mobile, AL	4.0	1.0	1300	$1,310	$1.01	45d	1	0.83mi
600 S Washington Ave Mobile, AL	1.0–2.0	1.0	820	$1,058	$1.29	45d	2	1.07mi
711 Marine St Mobile, AL	2.0	1.0	1100	$1,150	$1.05	45d	1	1.12mi
500 Palmetto St Mobile, AL	3.0	2.0	1786	$1,450	$0.81	45d	1	1.40mi
1013 Elmira St Unit A Mobile, AL	2.0	1.0	1000	$995	$0.99	22d	1	1.46mi
1204 Seneca St Mobile, AL	3.0	2.0	1425	$1,345	$0.94	15d	1	1.48mi
957 Savannah St Mobile, AL	2.0	1.5	1054	$1,400	$1.33	22d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $88,000 Active 172 DOM
2. 2026-06-18
   days on market $88,000 Active 169 DOM
3. 2026-06-17
   days on market $88,000 Active 168 DOM
4. 2026-06-16
   days on market $88,000 Active 167 DOM
5. 2026-06-15
   days on market $88,000 Active 166 DOM
6. 2026-06-14
   days on market $88,000 Active 164 DOM
7. 2026-06-13
   days on market $88,000 Active 163 DOM
8. 2026-06-10
   days on market $88,000 Active 161 DOM
9. 2026-06-09
   days on market $88,000 Active 160 DOM
10. 2026-06-08
    days on market $88,000 Active 159 DOM
11. 2026-06-07
    days on market $88,000 Active 158 DOM
12. 2026-06-05
    days on market $88,000 Active 155 DOM
13. 2026-06-03
    days on market $88,000 Active 154 DOM
14. 2026-06-02
    days on market $88,000 Active 153 DOM
15. 2026-06-01
    days on market $88,000 Active 152 DOM
16. 2026-05-31
    days on market $88,000 Active 151 DOM
17. 2026-05-30
    days on market $88,000 Active 150 DOM
18. 2026-03-12
    status Active 767-char remark

    Show marketing remark (767 chars)

    Welcome home to St. Madar St.. This is a 3 bedroom 1 bath house that has 10ft. high ceilings and covered front and back porches. The kitchen has new cabinets and counter tops and a dining space. New flooring has been installed throughout and the interior has been freshly painted. Washer and dryer hook ups are located at a room at the end of the hall next to the bathroom. This house is located close to the elementary school, Bishop State, USA Women's and Children's hospital, and just a short drive to downtown Mobile and the interstate. It has been a great rental property in the past but would make a great home for any family. Parking is available on the street in front of the house or through the double gate in the back yard. agent is related to the seller

19. 2026-02-20
    historical Active Under Contract 767-char remark

    Show marketing remark (767 chars)

    Welcome home to St. Madar St.. This is a 3 bedroom 1 bath house that has 10ft. high ceilings and covered front and back porches. The kitchen has new cabinets and counter tops and a dining space. New flooring has been installed throughout and the interior has been freshly painted. Washer and dryer hook ups are located at a room at the end of the hall next to the bathroom. This house is located close to the elementary school, Bishop State, USA Women's and Children's hospital, and just a short drive to downtown Mobile and the interstate. It has been a great rental property in the past but would make a great home for any family. Parking is available on the street in front of the house or through the double gate in the back yard. agent is related to the seller

20. 2025-12-31
    listed $88,000 Active 767-char remark

    Show marketing remark (767 chars)

    Welcome home to St. Madar St.. This is a 3 bedroom 1 bath house that has 10ft. high ceilings and covered front and back porches. The kitchen has new cabinets and counter tops and a dining space. New flooring has been installed throughout and the interior has been freshly painted. Washer and dryer hook ups are located at a room at the end of the hall next to the bathroom. This house is located close to the elementary school, Bishop State, USA Women's and Children's hospital, and just a short drive to downtown Mobile and the interstate. It has been a great rental property in the past but would make a great home for any family. Parking is available on the street in front of the house or through the double gate in the back yard. agent is related to the seller

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,975
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$2,560
• Taxable income: $3,329
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $3,733/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Minor kitchen backsplash — existing backsplash
• Minor bathroom backsplash — existing backsplash
• Minor exterior siding — some discoloration

Value-add opportunities

• Resale new kitchen backsplash — enhances kitchen aesthetics
• Resale new bathroom backsplash — enhances bathroom aesthetics
• Resale new exterior siding — improves curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · existing backsplash	Minor	$500–3,000
bathroom backsplash · existing backsplash	Minor	$500–3,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale new kitchen backsplash — enhances kitchen aesthetics ↑
• Resale new bathroom backsplash — enhances bathroom aesthetics ↑
• Resale new exterior siding — improves curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

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

3 events — show timeline

• 2026-03-12 Relisted — GCMLS AL
• 2026-02-20 Contingent — GCMLS AL
• 2025-12-31 Listed $88,000 GCMLS AL