312 Glenwood St · Mobile, AL 36606

$199,900

3 bd · 1.5 ba · 1,860 sqft · SingleFamily public records · 164 Days on market

Built 1955 6,316 sqft lot $107/sqft · at area comps Est $222k · 10% under

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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 +19.1/30.0
• ARV discount +12.0/15.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement. Welcome to 312 Glenwood Street located in the heart of midtown where comfort meets convenience. The property is centrally located to shopping, churches, schools, restaurants, public transportation, police headquarters and a short distance to the new International Airport in Brookley Field scheduled to open in mid to late 2026. The property has some updates as per seller - new windows (2022), new appliances (2023), roof (2017), new flooring in master bedroom (2024), wood fence (2023).The backyard is fenced and spacious enough for your barbecue cookouts. The buyer or buyer's agent to verify any and all information deemed important to the buyer during the due diligence period including square footage, taxes, schools, insurance rates, any and all environmental or property hazards/conditions, and any other information that is important to the buyer. Listing Agent or Brokerage makes no representation as to the accuracy of the information contained in the listing. The property is being sold AS-IS, WHERE-IS, no warranties or guarantees expressed or implied. All updates as per seller. Please submit pre-approval letter or proof of funds with all written offers. Call your favorite Realtor for your personal showing. The property is zoned B-2, Neighborhood Business Urban District. Use of the property as a single-family dwelling is permitted by right in this zoning district (see attached document from City of Mobile Planning Department). Seller is motivated to sell.

Key facts

• 6,316 sq ft lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/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 $176k (11.7% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools D-, 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.
• Market conditions: Rents rising fast (+5.1%/yr); 174 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 41% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 164 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $111k; list at $200k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1955 — 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: 0.88% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $222,129
• List price: $199,900
• Delta: -10.01%
• 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
253 Cherokee St	0.39mi	3/2.0	1,900 (+2%)	2mo	$189,000	$99	75
707 Euclid Ave	0.61mi	3/2.0	1,876 (+1%)	2mo	$78,000	$42	66
313 Morgan Ave	0.27mi	3/2.0	1,667 (-10%)	2mo	$125,000	$75	66
1905 Old Government St	0.36mi	3/1.5	1,704 (-8%)	7mo	$280,000	$164	63
1814 La Salle St	0.51mi	3/2.0	1,966 (+6%)	6mo	$37,900	$19	60
1747 Hunter Ave	0.69mi	3/2.0	1,788 (-4%)	0mo	$357,000	$200	59
2456 Richard Ave	0.56mi	4/2.0 (+1)	1,768 (-5%)	2mo	$229,000	$130	57
56 Fulton St S	0.64mi	3/2.0	1,744 (-6%)	3mo	$339,000	$194	55
159 Williams St	0.43mi	2/3.0 (-1)	1,700 (-9%)	5mo	$265,000	$156	50
68 Fulton St S	0.58mi	3/2.5	2,043 (+10%)	4mo	$286,500	$140	49
652 Lesesne St	0.68mi	4/2.0 (+1)	1,974 (+6%)	5mo	$115,500	$59	47
16 Mohawk St	0.66mi	3/3.0	2,102 (+13%)	1mo	$315,000	$150	41

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-15,189
• Equity at exit: $29,806

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $19,825
• Equity at exit: $17,284

Cash invested: $55,972 (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 36606

• Rents YoY: 5.1%
• Active inventory: 174
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $213

Break-even live

Break-even rent $1,495

Max offer price $199,900

Occupancy floor 83%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	20d	1	0.33mi
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	13d	1	0.36mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	43d	1	0.37mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	43d	1	0.42mi
412 Pinehill Dr Mobile, AL	2.0	2.0	2000	$2,450	$1.23	13d	1	0.43mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	43d	1	0.44mi
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	43d	1	0.59mi
2507 Taylor Ave Mobile, AL	3.0	1.0	1230	$1,495	$1.22	13d	1	0.64mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	20d	1	0.67mi
713 Iris Ave Mobile, AL	3.0	1.0	1617	$1,300	$0.80	20d	1	0.78mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	13d	1	0.89mi
1660 Laurel St Mobile, AL	3.0	2.0	1768	$2,200	$1.24	13d	1	0.89mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	43d	1	0.94mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	43d	1	0.98mi
107 Macy Pl Mobile, AL	3.0	2.0	1800	$2,250	$1.25	43d	1	1.08mi
315 Hadrian St Mobile, AL	3.0	2.0	1843	$1,800	$0.98	43d	1	1.14mi
129 Shell Road Pl Unit 1043713P Mobile, AL	4.0	2.0	1496	$3,389	$2.27	20d	1	1.15mi
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	13d	1	1.24mi
2500 Dauphinwood Dr Mobile, AL	2.0–3.0	1.0–2.0	1250	$1,395	$1.12	13d	19	1.25mi
150 Dunn Ave Mobile, AL	3.0	2.0	1455	$1,250	$0.86	20d	1	1.27mi
1566 Dauphin St Unit Back Carriage House Mobile, AL	3.0	1.0	1300	$1,200	$0.92	43d	1	1.28mi
2861 Ralston Rd Mobile, AL	3.0	2.0	1617	$1,650	$1.02	43d	1	1.30mi
2861 Potter Dr Unit 1043844P Mobile, AL	3.0	2.0	1496	$2,492	$1.67	20d	1	1.33mi
186 Stanton Rd Mobile, AL	1.0–3.0	1.0–2.5	1263	$2,450	$1.94	43d	1	1.33mi
2863 Potter Dr Unit 1043693P Mobile, AL	4.0	2.0	1496	$3,049	$2.04	13d	1	1.34mi
305 Indian Creek Dr E Unit 1043809P Mobile, AL	3.0	2.5	1496	$3,985	$2.66	13d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $199,900 Active 164 DOM
2. 2026-06-17
   days on market $199,900 Active 163 DOM
3. 2026-06-16
   days on market $199,900 Active 162 DOM
4. 2026-06-15
   days on market $199,900 Active 161 DOM
5. 2026-06-14
   days on market $199,900 Active 159 DOM
6. 2026-06-13
   days on market $199,900 Active 158 DOM
7. 2026-06-10
   days on market $199,900 Active 156 DOM
8. 2026-06-09
   days on market $199,900 Active 155 DOM
9. 2026-06-08
   days on market $199,900 Active 154 DOM
10. 2026-06-07
    days on market $199,900 Active 153 DOM
11. 2026-06-05
    days on market $199,900 Active 150 DOM
12. 2026-06-03
    days on market $199,900 Active 149 DOM
13. 2026-06-02
    days on market $199,900 Active 148 DOM
14. 2026-06-01
    days on market $199,900 Active 147 DOM
15. 2026-05-31
    days on market $199,900 Active 146 DOM
16. 2026-05-30
    days on market $199,900 Active 145 DOM
17. 2026-05-05
    price $199,900 1497-char remark

    Show marketing remark (1497 chars)

    Price Improvement. Welcome to 312 Glenwood Street located in the heart of midtown where comfort meets convenience. The property is centrally located to shopping, churches, schools, restaurants, public transportation, police headquarters and a short distance to the new International Airport in Brookley Field scheduled to open in mid to late 2026. The property has some updates as per seller - new windows (2022), new appliances (2023), roof (2017), new flooring in master bedroom (2024), wood fence (2023).The backyard is fenced and spacious enough for your barbecue cookouts. The buyer or buyer's agent to verify any and all information deemed important to the buyer during the due diligence period including square footage, taxes, schools, insurance rates, any and all environmental or property hazards/conditions, and any other information that is important to the buyer. Listing Agent or Brokerage makes no representation as to the accuracy of the information contained in the listing. The property is being sold AS-IS, WHERE-IS, no warranties or guarantees expressed or implied. All updates as per seller. Please submit pre-approval letter or proof of funds with all written offers. Call your favorite Realtor for your personal showing. The property is zoned B-2, Neighborhood Business Urban District. Use of the property as a single-family dwelling is permitted by right in this zoning district (see attached document from City of Mobile Planning Department). Seller is motivated to sell.

18. 2026-03-05
    price $192,207 1497-char remark

    Show marketing remark (1497 chars)

    Price Improvement. Welcome to 312 Glenwood Street located in the heart of midtown where comfort meets convenience. The property is centrally located to shopping, churches, schools, restaurants, public transportation, police headquarters and a short distance to the new International Airport in Brookley Field scheduled to open in mid to late 2026. The property has some updates as per seller - new windows (2022), new appliances (2023), roof (2017), new flooring in master bedroom (2024), wood fence (2023).The backyard is fenced and spacious enough for your barbecue cookouts. The buyer or buyer's agent to verify any and all information deemed important to the buyer during the due diligence period including square footage, taxes, schools, insurance rates, any and all environmental or property hazards/conditions, and any other information that is important to the buyer. Listing Agent or Brokerage makes no representation as to the accuracy of the information contained in the listing. The property is being sold AS-IS, WHERE-IS, no warranties or guarantees expressed or implied. All updates as per seller. Please submit pre-approval letter or proof of funds with all written offers. Call your favorite Realtor for your personal showing. The property is zoned B-2, Neighborhood Business Urban District. Use of the property as a single-family dwelling is permitted by right in this zoning district (see attached document from City of Mobile Planning Department). Seller is motivated to sell.

19. 2026-01-05
    listed $195,210 Active 1497-char remark

    Show marketing remark (1497 chars)

    Price Improvement. Welcome to 312 Glenwood Street located in the heart of midtown where comfort meets convenience. The property is centrally located to shopping, churches, schools, restaurants, public transportation, police headquarters and a short distance to the new International Airport in Brookley Field scheduled to open in mid to late 2026. The property has some updates as per seller - new windows (2022), new appliances (2023), roof (2017), new flooring in master bedroom (2024), wood fence (2023).The backyard is fenced and spacious enough for your barbecue cookouts. The buyer or buyer's agent to verify any and all information deemed important to the buyer during the due diligence period including square footage, taxes, schools, insurance rates, any and all environmental or property hazards/conditions, and any other information that is important to the buyer. Listing Agent or Brokerage makes no representation as to the accuracy of the information contained in the listing. The property is being sold AS-IS, WHERE-IS, no warranties or guarantees expressed or implied. All updates as per seller. Please submit pre-approval letter or proof of funds with all written offers. Call your favorite Realtor for your personal showing. The property is zoned B-2, Neighborhood Business Urban District. Use of the property as a single-family dwelling is permitted by right in this zoning district (see attached document from City of Mobile Planning Department). Seller is motivated to sell.

20. 2025-12-31
    historical $195,210 1497-char remark

    Show marketing remark (1497 chars)

    Price Improvement. Welcome to 312 Glenwood Street located in the heart of midtown where comfort meets convenience. The property is centrally located to shopping, churches, schools, restaurants, public transportation, police headquarters and a short distance to the new International Airport in Brookley Field scheduled to open in mid to late 2026. The property has some updates as per seller - new windows (2022), new appliances (2023), roof (2017), new flooring in master bedroom (2024), wood fence (2023).The backyard is fenced and spacious enough for your barbecue cookouts. The buyer or buyer's agent to verify any and all information deemed important to the buyer during the due diligence period including square footage, taxes, schools, insurance rates, any and all environmental or property hazards/conditions, and any other information that is important to the buyer. Listing Agent or Brokerage makes no representation as to the accuracy of the information contained in the listing. The property is being sold AS-IS, WHERE-IS, no warranties or guarantees expressed or implied. All updates as per seller. Please submit pre-approval letter or proof of funds with all written offers. Call your favorite Realtor for your personal showing. The property is zoned B-2, Neighborhood Business Urban District. Use of the property as a single-family dwelling is permitted by right in this zoning district (see attached document from City of Mobile Planning Department). Seller is motivated to sell.

21. 2025-08-18
    price $225,000
22. 2025-05-14
    price $230,000
23. 2025-03-10
    price $242,000
24. 2025-01-27
    price $246,000
25. 2024-12-30
    price $248,500
26. 2014-02-25
    soldstatus $110,742
27. 2010-06-29
    soldstatus $120,405

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$230/yr (+$19/mo · 38.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $21,171
• − Mortgage interest: −$11,198
• − Property taxes: −$590
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$5,815
• Taxable loss: −$818
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $2,753/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): 18,728
• Household income: $51,303
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 999.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% White 37% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Scottish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -232.19%
• Current HPI: 145.9025
• Rent YoY: ▲ 5.06%
• 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

+66.0% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $199,900 GCMLS AL
• 2026-03-05 Price Changed $192,207 GCMLS AL
• 2026-01-05 Listed $195,210 GCMLS AL
• 2025-12-31 Coming Soon $195,210 GCMLS AL
• 2025-08-18 Price Changed $225,000 GCMLS AL
• 2025-05-14 Price Changed $230,000 GCMLS AL
• 2025-03-10 Price Changed $242,000 GCMLS AL
• 2025-01-27 Price Changed $246,000 GCMLS AL
• 2024-12-30 Price Changed $248,500 GCMLS AL
• 2014-02-25 Sold (Public Records) $110,742 Public Records
• 2010-06-29 Sold (Public Records) $120,405 Public Records