655 Mandrell St · Mobile, AL 36606

$85,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 35 Days on market

Built 1988 0.28 ac lot Est $59k · 43% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable and cute! All on a large lot, conveniently located close to the Interstate, midtown shopping and more. This home has had some updates with new flooring and fresh paint. With three, good sized bedrooms and one bathroom. The kitchen has painted white cabinets, and tile countertops. This would be a great property for someone looking for a rental or an affordable home to occupy. Enjoy your evenings on the large front porch or entertaining in the spacious back yard. Call to see this great home today! Buyer to verify all information during due diligence.

Key facts

• Fresh paint
• Large front porch
• Tile countertops

Tags

• LARGE LOT
• NEW FLOORING
• FRESH PAINT
• PAINTED WHITE CABINETS
• TILE COUNTERTOPS
• LARGE FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 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); 175 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $588 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 + 5.1% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (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: 1.36% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.30%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $59,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
753 Shannon St	0.20mi	3/1.0	984 (-0%)	7mo	$85,000	$86	84
2565 Kreitner St	0.09mi	2/1.0 (-1)	915 (-7%)	8mo	$149,999	$164	72
731 Jemison St	0.47mi	2/1.0 (-1)	951 (-4%)	2mo	$75,531	$79	65
665 Pinehill Dr	0.30mi	3/1.0	1,066 (+8%)	13mo	$154,000	$144	62
607 Morgan Ave	0.52mi	3/1.0	1,016 (+3%)	14mo	$27,000	$27	60
559 Westwood St	0.65mi	2/1.0 (-1)	968 (-2%)	3mo	$37,000	$38	59
460 Pinehill Dr	0.43mi	3/1.0	864 (-13%)	3mo	$51,500	$60	56
1100 Mcrae Ave	0.73mi	3/1.0	1,009 (+2%)	7mo	$65,000	$64	56
419 Crenshaw St	0.72mi	3/1.0	872 (-12%)	3mo	$36,000	$41	45
729 Jemison St	0.47mi	2/1.0 (-1)	863 (-13%)	13mo	$10,000	$12	41
702 Glenwood St	0.70mi	2/1.0 (-1)	889 (-10%)	7mo	$40,000	$45	39
2618 Pollard Ln	0.73mi	3/1.5	1,100 (+11%)	13mo	$40,000	$36	34

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: 13.4%
• Equity multiple: 1.55×
• Total profit: $13,027
• Equity at exit: $12,674

10-year hold

• IRR: 23.7%
• Equity multiple: 3.23×
• Total profit: $53,121
• Equity at exit: $7,349

Cash invested: $23,800 (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 36606

• Rents YoY: 5.1%
• Active inventory: 175
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$446
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $383

Break-even live

Break-even rent $671

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $431	-5% $407	+0% $383	+5% $359	+10% $335
Rent	-10% $291	-5% $337	+0% $383	+5% $428	+10% $474
Rate	-1.0pp $425	-0.5pp $404	base $383	+0.5pp $361	+1.0pp $338

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	44d	1	0.43mi
461 Magnolia Rd Unit A Mobile, AL	2.0	1.0	989	$825	$0.83	44d	1	0.46mi
767 Jemison St Mobile, AL	2.0	1.0	850	$750	$0.88	44d	1	0.54mi
728 Bankhead Pl Mobile, AL	2.0	1.0	810	$675	$0.83	44d	1	0.61mi
2904 Pleasant Valley Rd Mobile, AL	2.0	1.0	815	$899	$1.10	44d	1	0.65mi
751 Farnell Ln Mobile, AL	2.0	1.0	1100	$1,400	$1.27	44d	1	0.70mi
400 Westwood St Mobile, AL	1.0–2.0	1.0	750	$1,005	$1.34	44d	1	0.72mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	44d	1	0.74mi
2656 Pathway Pl Mobile, AL	2.0–3.0	1.0	778	$1,261	$1.62	14d	9	0.77mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	44d	1	0.87mi
505 Bel Air Blvd Mobile, AL	1.0–2.0	1.0–2.0	976	$1,274	$1.30	14d	16	0.89mi
2859 Brierwood Dr Mobile, AL	3.0	1.0	1057	$1,500	$1.42	14d	1	0.92mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	44d	1	0.95mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	14d	1	0.95mi
2503 Richard Ave Mobile, AL	2.0	1.0	928	$805	$0.87	14d	1	0.96mi
957 Navco Rd Mobile, AL	2.0	1.5	812	$850	$1.05	22d	1	1.01mi
276 S Sage Ave Mobile, AL	1.0–2.0	1.0	850	$1,055	$1.24	44d	1	1.02mi
3171 Pleasant Valley Rd Mobile, AL	2.0	1.0	875	$800	$0.91	44d	1	1.04mi
2500 Taylor Ave Mobile, AL	2.0	1.0	840	$1,195	$1.42	44d	1	1.04mi
168 W Collins St Mobile, AL	3.0	1.0	968	$725	$0.75	22d	1	1.06mi
3210 Pleasant Valley Rd Mobile, AL	2.0	1.0	850	$825	$0.97	44d	1	1.12mi
916 Delmar Dr Mobile, AL	3.0	1.0	1100	$1,400	$1.27	14d	1	1.18mi
104 Ellinor St Mobile, AL	2.0	1.0	896	$1,275	$1.42	22d	1	1.24mi
1302 Navco Rd Mobile, AL	2.0	1.0	1009	$935	$0.93	14d	13	1.37mi
2604 Dauphin St #210 Mobile, AL	2.0	1.0	950	$1,150	$1.21	22d	1	1.47mi
2604 Dauphin St Mobile, AL	2.0	1.0	950	$1,072	$1.13	44d	2	1.47mi

Listing history 4 events

1. 2026-04-27
   status Pending

   Show marketing remark (565 chars)

   Affordable and cute! All on a large lot, conveniently located close to the Interstate, midtown shopping and more. This home has had some updates with new flooring and fresh paint. With three, good sized bedrooms and one bathroom. The kitchen has painted white cabinets, and tile countertops. This would be a great property for someone looking for a rental or an affordable home to occupy. Enjoy your evenings on the large front porch or entertaining in the spacious back yard. Call to see this great home today! Buyer to verify all information during due diligence.

2. 2026-04-27
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Affordable and cute! All on a large lot, conveniently located close to the Interstate, midtown shopping and more. This home has had some updates with new flooring and fresh paint. With three, good sized bedrooms and one bathroom. The kitchen has painted white cabinets, and tile countertops. This would be a great property for someone looking for a rental or an affordable home to occupy. Enjoy your evenings on the large front porch or entertaining in the spacious back yard. Call to see this great home today! Buyer to verify all information during due diligence.

3. 2026-03-23
   listed $85,000 Active 565-char remark

   Show marketing remark (565 chars)

   Affordable and cute! All on a large lot, conveniently located close to the Interstate, midtown shopping and more. This home has had some updates with new flooring and fresh paint. With three, good sized bedrooms and one bathroom. The kitchen has painted white cabinets, and tile countertops. This would be a great property for someone looking for a rental or an affordable home to occupy. Enjoy your evenings on the large front porch or entertaining in the spacious back yard. Call to see this great home today! Buyer to verify all information during due diligence.

4. 2026-03-23
   listed $85,000 Active

   Show marketing remark (565 chars)

   Affordable and cute! All on a large lot, conveniently located close to the Interstate, midtown shopping and more. This home has had some updates with new flooring and fresh paint. With three, good sized bedrooms and one bathroom. The kitchen has painted white cabinets, and tile countertops. This would be a great property for someone looking for a rental or an affordable home to occupy. Enjoy your evenings on the large front porch or entertaining in the spacious back yard. Call to see this great home today! Buyer to verify all information during due diligence.

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $591 · $49/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 · 19 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: $13,869
• − Mortgage interest: −$4,761
• − Property taxes: −$591
• − Insurance: −$425
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,473
• Taxable income: $3,401
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,776/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

+0.0% since first listed

4 events — show timeline

• 2026-04-27 Pending — BCAR
• 2026-04-27 Pending — GCMLS AL
• 2026-03-23 Listed $85,000 GCMLS AL
• 2026-03-23 Listed $85,000 BCAR

Property tax history

-0.8%/yr

Latest (2025): $591 · +5.7% YoY. Source: county tax records.