1251 Henckley Ave #103 · Mobile, AL 36609

$135,000

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 197 Days on market

Built 1983 $125/sqft · 14% below area Est $157k · 14% under $150/mo HOA · 12% of rent

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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).

• ARV discount +13.9/15.0
• Cash flow +10.1/30.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated downstairs 2-bedroom, 2-bath home is move-in ready. Brand-new luxury vinyl flooring welcomes you into the open living space, featuring a spacious living room and an informal dining area that flows seamlessly into the kitchen. The great room includes a cozy fireplace and direct access to the porch—perfect for relaxing or entertaining. Enjoy a fantastic location within easy walking distance to Medal of Honor Park and the Mobile Public Library. You’re also just a short stroll from shopping and dining along Hillcrest Road, offering unmatched everyday convenience. A wonderful opportunity for comfortable living in one of Mobile’s most desirable and walkable areas.

Key facts

• Open living space
• Cozy fireplace
• $150 HOA

Tags

• LUXURY VINYL FLOORING
• OPEN LIVING SPACE
• COZY FIREPLACE
• DIRECT ACCESS TO PORCH
• DESIRABLE AND WALKABLE AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-80 ($-958/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (8.5% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

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: Er Dickson Elementary School (math 12% / reading 40%, grade F, #409 of 627 statewide, top 65%, 1,038 students, 67% FRL); Denton Magnet School of Technology (math 26% / reading 69%, grade C-, #32 of 257 statewide, top 12%, 314 students, 94% 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); 145 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $933 of loan paydown is wiped out by about $4k 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

• It's been on market 197 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago 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.
• Current owner paid $115k; 17% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 9.1

CMA / ARV

• ARV (median comp): $157,497
• List price: $135,000
• Delta: -14.28%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-26,781
• Equity at exit: $20,129

10-year hold

• IRR: -13.1%
• Equity multiple: 0.23×
• Total profit: $-29,129
• Equity at exit: $11,672

Cash invested: $37,800 (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: 145
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$708
• Tax from tax record: −$141 /mo · $1,698/yr
• Insurance: −$56
• HOA: −$150
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-80

Break-even live

Break-even rent $1,336

Max offer price $120,893

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-42	+0% $-80	+5% $-118	+10% $-156
Rent	-10% $-177	-5% $-129	+0% $-80	+5% $-31	+10% $18
Rate	-1.0pp $-12	-0.5pp $-46	base $-80	+0.5pp $-115	+1.0pp $-150

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6075 Grelot Rd Mobile, AL	2.0	1.0	1050	$1,215	$1.16	15d	1	0.19mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	15d	2	0.23mi
1601 Hillcrest Rd Mobile, AL	2.0	2.0	1250	$1,603	$1.28	15d	1	0.51mi
1651 Knollwood Dr Mobile, AL	1.0–2.0	1.0–2.0	835	$1,247	$1.49	15d	16	0.53mi
1663 Hillcrest Rd Mobile, AL	2.0	1.0	984	$1,140	$1.16	15d	6	0.60mi
701 S University Blvd Mobile, AL	2.0	1.0	692	$1,093	$1.58	23d	10	0.83mi
6200 Airport Blvd Apt 6 Mobile, AL	1.0	1.0	700	$900	$1.29	45d	1	0.95mi
6200 Airport Blvd Unit 56 Mobile, AL	2.0	1.0	1000	$900	$0.90	45d	1	1.00mi
6200 Airport Blvd Unit 48 Mobile, AL	2.0	1.0	1000	$1,000	$1.00	23d	1	1.01mi
6700 Wall St Mobile, AL	2.0–3.0	1.0–2.0	1231	$1,249	$1.01	15d	6	1.05mi
833 S University Blvd Mobile, AL	1.0–2.0	1.0–2.0	855	$1,190	$1.39	15d	12	1.06mi
6200 Airport Blvd Apt 174 Mobile, AL	2.0	2.0	1000	$1,050	$1.05	45d	1	1.09mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,387	$1.14	45d	10	1.19mi
4670 Rosewood Dr Mobile, AL	3.0	2.0	1192	$1,200	$1.01	15d	1	1.20mi
6260 Sarasota Dr Mobile, AL	3.0	1.0	1090	$1,200	$1.10	45d	1	1.28mi
5155 Ridgedale Rd Mobile, AL	3.0	1.5	1263	$1,400	$1.11	15d	1	1.30mi
552 Tamworth Ct Mobile, AL	3.0	1.0	1100	$1,450	$1.32	45d	1	1.38mi
550 Tamworth Ct Mobile, AL	3.0	1.0	1000	$1,295	$1.29	45d	1	1.38mi
4118 Seabreeze Rd N Mobile, AL	3.0	1.0	1088	$1,100	$1.01	45d	1	1.40mi
4161 Rebecca Rd Mobile, AL	3.0	1.0	1214	$1,500	$1.24	15d	1	1.45mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-05
   days on market $135,000 Active 197 DOM
2. 2026-06-03
   days on market $135,000 Active 196 DOM
3. 2026-06-02
   days on market $135,000 Active 195 DOM
4. 2026-06-01
   days on market $135,000 Active 194 DOM
5. 2026-05-31
   days on market $135,000 Active 193 DOM
6. 2026-05-30
   days on market $135,000 Active 192 DOM
7. 2025-11-19
   listed $135,000 Active 715-char remark

   Show marketing remark (715 chars)

   This beautifully updated downstairs 2-bedroom, 2-bath home is move-in ready. Brand-new luxury vinyl flooring welcomes you into the open living space, featuring a spacious living room and an informal dining area that flows seamlessly into the kitchen. The great room includes a cozy fireplace and direct access to the porch—perfect for relaxing or entertaining. Enjoy a fantastic location within easy walking distance to Medal of Honor Park and the Mobile Public Library. You’re also just a short stroll from shopping and dining along Hillcrest Road, offering unmatched everyday convenience. A wonderful opportunity for comfortable living in one of Mobile’s most desirable and walkable areas.

8. 2023-03-14
   soldstatus $115,000
9. 2023-03-07
   soldstatus $115,000 Closed 595-char remark

   Show marketing remark (595 chars)

   This downstairs 2/2 is ready for you. Beautiful tile floors invite you into the open living space with a spacious living room and informal dining area, which opens into the kitchen. Great room has a fireplace and opens to the porch. Fabulous location in close walking distance to Medal of Honor Park and the Mobile Public Library. You can also walk to shopping and dining on Hillcrest Road. Monthly HOA dues of $145 cover all routine exterior maintenance, grounds keeping, termite coverage, exterior lighting, and garbage. Call me or your favorite real estate agent today to see this property.

10. 2023-02-25
    status Pending 595-char remark

    Show marketing remark (595 chars)

    This downstairs 2/2 is ready for you. Beautiful tile floors invite you into the open living space with a spacious living room and informal dining area, which opens into the kitchen. Great room has a fireplace and opens to the porch. Fabulous location in close walking distance to Medal of Honor Park and the Mobile Public Library. You can also walk to shopping and dining on Hillcrest Road. Monthly HOA dues of $145 cover all routine exterior maintenance, grounds keeping, termite coverage, exterior lighting, and garbage. Call me or your favorite real estate agent today to see this property.

11. 2023-02-22
    status Active 595-char remark

    Show marketing remark (595 chars)

    This downstairs 2/2 is ready for you. Beautiful tile floors invite you into the open living space with a spacious living room and informal dining area, which opens into the kitchen. Great room has a fireplace and opens to the porch. Fabulous location in close walking distance to Medal of Honor Park and the Mobile Public Library. You can also walk to shopping and dining on Hillcrest Road. Monthly HOA dues of $145 cover all routine exterior maintenance, grounds keeping, termite coverage, exterior lighting, and garbage. Call me or your favorite real estate agent today to see this property.

12. 2023-01-05
    status Pending 595-char remark

    Show marketing remark (595 chars)

    This downstairs 2/2 is ready for you. Beautiful tile floors invite you into the open living space with a spacious living room and informal dining area, which opens into the kitchen. Great room has a fireplace and opens to the porch. Fabulous location in close walking distance to Medal of Honor Park and the Mobile Public Library. You can also walk to shopping and dining on Hillcrest Road. Monthly HOA dues of $145 cover all routine exterior maintenance, grounds keeping, termite coverage, exterior lighting, and garbage. Call me or your favorite real estate agent today to see this property.

13. 2022-11-29
    listed $135,000 Active 595-char remark

    Show marketing remark (595 chars)

    This downstairs 2/2 is ready for you. Beautiful tile floors invite you into the open living space with a spacious living room and informal dining area, which opens into the kitchen. Great room has a fireplace and opens to the porch. Fabulous location in close walking distance to Medal of Honor Park and the Mobile Public Library. You can also walk to shopping and dining on Hillcrest Road. Monthly HOA dues of $145 cover all routine exterior maintenance, grounds keeping, termite coverage, exterior lighting, and garbage. Call me or your favorite real estate agent today to see this property.

14. 2020-09-01
    soldstatus $97,500
15. 2020-08-28
    soldstatus $97,500
16. 2020-08-28
    soldstatus $97,500
17. 2020-06-18
    listed $99,900
18. 2019-12-06
    listed $89,500
19. 2016-10-19
    listed $87,700
20. 2014-05-29
    soldstatus $49,000

ⓘ 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: $1,698 · $141/mo
• Projected year-2 tax: $1,698 · $141/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 2/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,823
• − Mortgage interest: −$7,562
• − Property taxes: −$1,698
• − Insurance: −$675
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − HOA: −$1,800
• − Depreciation: −$3,927
• Taxable loss: −$3,211
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $-188/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

+175.5% since first listed

14 events — show timeline

• 2025-11-19 Listed $135,000 GCMLS AL
• 2023-03-14 Sold (Public Records) $115,000 Public Records
• 2023-03-07 Sold (MLS) $115,000 GCMLS AL
• 2023-02-25 Pending — GCMLS AL
• 2023-02-22 Relisted — GCMLS AL
• 2023-01-05 Pending — GCMLS AL
• 2022-11-29 Listed $135,000 GCMLS AL
• 2020-09-01 Sold (Public Records) $97,500 Public Records
• 2020-08-28 Sold (MLS) $97,500 GCMLS AL
• 2020-08-28 Sold (MLS) $97,500 BCAR
• 2020-06-18 Listed $99,900 BCAR
• 2019-12-06 Listed $89,500 BCAR
• 2016-10-19 Listed $87,700 BCAR
• 2014-05-29 Sold (Public Records) $49,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,698 · +7.0% YoY. Source: county tax records.