1666 Van Dorm St · Mobile, AL 36605

$101,000

3 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 103 Days on market

Built 1987 6,969 sqft lot $71/sqft · 62% above area

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FORECLOSURE - OPPORTUNITY KNOCKS!! with over 1,400 sq ft of space, featuring 3 bedrooms and 1 bath. Set on a . 16-acre lot with mature trees, this home offers hardwood and tile flooring throughout. This home is full brick with solid bones and great layout to give you plenty of room to make it your own. Tons of potential for investors or anyone looking to create their ideal home.

Key facts

• Hardwood flooring
• Full brick
• Solid bones

Tags

• HARDWOOD FLOORING
• TILE FLOORING
• FULL BRICK
• SOLID BONES
• GREAT LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $92k (9.0% 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: George Hall Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 280 students, 89% FRL); Lillie B Williamson High School (math 2% / reading 12%, grade F, #273 of 305 statewide, top 89%, 956 students, 94% FRL) — zoned schools average 92% FRL vs 67% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 27% district-wide (-17 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.3%/yr); 139 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 36% of the median local income ($44k/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 $698 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 + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $21k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $91,910 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (median comp): $62,241
• List price: $101,000
• Delta: 62.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1477 Fairfield St	0.07mi	3/2.0	1,488 (+5%)	6mo	$147,500	$99	84
1820 Barkley Dr N	0.29mi	4/1.5 (+1)	1,418 (-0%)	12mo	$80,000	$56	70
1017 Houston St	0.62mi	3/2.0	1,435 (+1%)	3mo	$24,900	$17	66
1457 Houston St	0.14mi	3/1.5	1,216 (-14%)	3mo	$55,000	$45	65
1707 Belfast St	0.61mi	3/2.0	1,440 (+1%)	8mo	$33,000	$23	63
1612 Robert E Lee St	0.22mi	3/0.5	1,288 (-9%)	7mo	$53,000	$41	62
1464 Barkley Dr W	0.28mi	4/2.0 (+1)	1,592 (+12%)	11mo	$32,000	$20	52
1164 Evangeline St	0.71mi	3/2.0	1,546 (+9%)	4mo	$80,000	$52	49
1906 Maryvale St N	0.74mi	3/2.0	1,335 (-6%)	8mo	$80,000	$60	48
653 Cherokee St	0.74mi	2/1.0 (-1)	1,449 (+2%)	8mo	$130,000	$90	46
1464 Douglas St	0.68mi	3/2.0	1,225 (-14%)	2mo	$122,000	$100	44
2068 Victory Ct	0.72mi	2/1.0 (-1)	1,259 (-11%)	11mo	$85,000	$68	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.42×
• Total profit: $11,823
• Equity at exit: $15,059

10-year hold

• IRR: 22.9%
• Equity multiple: 3.44×
• Total profit: $68,871
• Equity at exit: $8,733

Cash invested: $28,280 (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 36605

• Rents YoY: 8.3%
• Active inventory: 139
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$530
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $335

Break-even live

Break-even rent $865

Max offer price $101,000

Occupancy floor 69%

Sensitivity live

Price	-10% $393	-5% $364	+0% $335	+5% $307	+10% $278
Rent	-10% $234	-5% $284	+0% $335	+5% $386	+10% $437
Rate	-1.0pp $386	-0.5pp $361	base $335	+0.5pp $309	+1.0pp $283

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	22d	1	0.64mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	45d	1	0.66mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	45d	1	0.75mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	45d	1	0.87mi
1204 Seneca St Mobile, AL	3.0	2.0	1425	$1,345	$0.94	15d	1	0.92mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	45d	1	0.95mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	45d	1	1.08mi
1351 Dauphin Island Pkwy Mobile, AL	3.0	1.0	992	$1,095	$1.10	45d	1	1.08mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	45d	1	1.08mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	45d	1	1.11mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	45d	1	1.12mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	45d	1	1.23mi
713 Iris Ave Mobile, AL	3.0	1.0	1617	$1,300	$0.80	22d	1	1.34mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	45d	1	1.36mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	15d	1	1.36mi
2055 Steiner St Mobile, AL	2.0	1.0	1797	$895	$0.50	45d	1	1.38mi
1601 Neshota Dr Apt 86 Mobile, AL	3.0	1.0	880	$900	$1.02	45d	1	1.42mi
1601 Neshota Dr Mobile, AL	2.0–3.0	1.0	815	$825	$1.01	15d	7	1.42mi
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	45d	1	1.47mi

Listing history 24 events

1. 2026-06-21
   days on market $101,000 Active 103 DOM
2. 2026-06-18
   days on market $101,000 Active 100 DOM
3. 2026-06-17
   days on market $101,000 Active 99 DOM
4. 2026-06-16
   days on market $101,000 Active 98 DOM
5. 2026-06-15
   days on market $101,000 Active 97 DOM
6. 2026-06-14
   days on market $101,000 Active 95 DOM
7. 2026-06-13
   days on market $101,000 Active 94 DOM
8. 2026-06-10
   days on market $101,000 Active 92 DOM
9. 2026-06-09
   days on market $101,000 Active 91 DOM
10. 2026-06-08
    days on market $101,000 Active 90 DOM
11. 2026-06-07
    days on market $101,000 Active 89 DOM
12. 2026-06-05
    days on market $101,000 Active 86 DOM
13. 2026-06-03
    days on market $101,000 Active 85 DOM
14. 2026-06-02
    days on market $101,000 Active 84 DOM
15. 2026-06-01
    days on market $101,000 Active 83 DOM
16. 2026-05-31
    days on market $101,000 Active 82 DOM
17. 2026-05-30
    days on market $101,000 Active 81 DOM
18. 2026-04-29
    price $101,000 381-char remark

    Show marketing remark (381 chars)

    FORECLOSURE - OPPORTUNITY KNOCKS!! with over 1,400 sq ft of space, featuring 3 bedrooms and 1 bath. Set on a . 16-acre lot with mature trees, this home offers hardwood and tile flooring throughout. This home is full brick with solid bones and great layout to give you plenty of room to make it your own. Tons of potential for investors or anyone looking to create their ideal home.

19. 2026-04-01
    price $109,000 381-char remark

    Show marketing remark (381 chars)

    FORECLOSURE - OPPORTUNITY KNOCKS!! with over 1,400 sq ft of space, featuring 3 bedrooms and 1 bath. Set on a . 16-acre lot with mature trees, this home offers hardwood and tile flooring throughout. This home is full brick with solid bones and great layout to give you plenty of room to make it your own. Tons of potential for investors or anyone looking to create their ideal home.

20. 2026-03-10
    listed $122,000 Active 381-char remark

    Show marketing remark (381 chars)

    FORECLOSURE - OPPORTUNITY KNOCKS!! with over 1,400 sq ft of space, featuring 3 bedrooms and 1 bath. Set on a . 16-acre lot with mature trees, this home offers hardwood and tile flooring throughout. This home is full brick with solid bones and great layout to give you plenty of room to make it your own. Tons of potential for investors or anyone looking to create their ideal home.

21. 2022-12-20
    soldstatus $97,500
22. 2022-12-16
    soldstatus $97,500 Closed 585-char remark

    Show marketing remark (585 chars)

    Very Nice, Affordable Brick Home with large Den that could be 4th bedroom! There are Beautifully refinished Hardwood floors throughout living areas and bedrooms. Kitchen features new Stainless microwave and venthood, new European brushed nickel cabinet handles and hinges, 2 year old counter tops and ceramic tile floors. Kitchen is large enough for a table and there is also a seperate dining room. Smooth ceilings throughout, no popcorn. Low maintenance Brick outside and vinyl eaves. Secluded back yard with patio and fruit bearing citrus tree. Seller is a licensed Alabama Realtor.

23. 2022-11-11
    status Pending 585-char remark

    Show marketing remark (585 chars)

    Very Nice, Affordable Brick Home with large Den that could be 4th bedroom! There are Beautifully refinished Hardwood floors throughout living areas and bedrooms. Kitchen features new Stainless microwave and venthood, new European brushed nickel cabinet handles and hinges, 2 year old counter tops and ceramic tile floors. Kitchen is large enough for a table and there is also a seperate dining room. Smooth ceilings throughout, no popcorn. Low maintenance Brick outside and vinyl eaves. Secluded back yard with patio and fruit bearing citrus tree. Seller is a licensed Alabama Realtor.

24. 2022-11-10
    listed $89,900 Active 585-char remark

    Show marketing remark (585 chars)

    Very Nice, Affordable Brick Home with large Den that could be 4th bedroom! There are Beautifully refinished Hardwood floors throughout living areas and bedrooms. Kitchen features new Stainless microwave and venthood, new European brushed nickel cabinet handles and hinges, 2 year old counter tops and ceramic tile floors. Kitchen is large enough for a table and there is also a seperate dining room. Smooth ceilings throughout, no popcorn. Low maintenance Brick outside and vinyl eaves. Secluded back yard with patio and fruit bearing citrus tree. Seller is a licensed Alabama Realtor.

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,342 · $112/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 · 21 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: $15,479
• − Mortgage interest: −$5,658
• − Property taxes: −$1,342
• − Insurance: −$505
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,938
• Taxable income: $2,559
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,411/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): 25,104
• Household income: $43,538
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1521.0

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: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -96.46%
• Current HPI: 125.9526
• Rent YoY: ▲ 8.26%
• 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

+12.3% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $101,000 Greater Alabama MLS
• 2026-04-01 Price Changed $109,000 Greater Alabama MLS
• 2026-03-10 Listed $122,000 Greater Alabama MLS
• 2022-12-20 Sold (Public Records) $97,500 Public Records
• 2022-12-16 Sold (MLS) $97,500 GCMLS AL
• 2022-11-11 Pending — GCMLS AL
• 2022-11-10 Listed $89,900 GCMLS AL

Property tax history

+7.9%/yr

Latest (2025): $1,342 · +103.7% YoY. Source: county tax records.