395 Norton Rd · Mobile, AL 36608

$170,000

3 bd · 2.0 ba · 1,431 sqft · SingleFamily public records · 218 Days on market

Built 1978 0.50 ac lot Est $209k · 19% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Brick home is tucked away in the Tosh Acres neighborhood off of Snow Road. It has a partially fenced back yard, double paned windows and a metal roof. The bathrooms have been renovated! Looking for a traditional brick ranch to fix up? This is the house for you! This one has a formal living/dining room and family room! Part of an estate - must have probate approval - SOLD AS IS!!

Key facts

• Spacious family room
• 0.5 acre lot
• Built 1978

Tags

• PARTIALLY FENCED BACKYARD
• LONG-LASTING METAL ROOF
• TASTEFULLY RENOVATED BATHROOM
• FORMAL LIVING DINING AREA
• SPACIOUS FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $155k (8.7% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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: Elsie Collier Elementary School (math 35% / reading 61%, grade D, #135 of 627 statewide, top 22%, 743 students, 55% FRL); Bernice J Causey Middle School (math 17% / reading 51%, grade F, #98 of 257 statewide, top 38%, 1,418 students, 53% FRL); Baker High School (math 25% / reading 28%, grade F, #107 of 305 statewide, top 36%, 2,491 students, 42% FRL) — zoned schools average 50% FRL vs 67% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 341 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 30% of the median local income ($61k/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 $5k 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 218 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $131k; 30% 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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 1978 — 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: 0.91% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $208,926
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
395 Norton Rd	0.00mi	3/2.0	1,431 (0%)	1mo	$170,000	$119	100
750 Hale Rd	0.50mi	3/2.0	1,438 (+0%)	2mo	$200,000	$139	74
789 Royal Woods Dr W	0.57mi	3/2.0	1,398 (-2%)	6mo	$223,000	$160	65
835 Royal Woods Dr E	0.65mi	3/2.0	1,386 (-3%)	2mo	$215,000	$155	63
9475 Ironwood Ct	0.62mi	3/2.0	1,403 (-2%)	7mo	$205,000	$146	62
811 Royal Woods Dr W	0.59mi	3/2.0	1,392 (-3%)	8mo	$190,000	$136	61
735 Copperfield Dr E	0.56mi	3/2.0	1,387 (-3%)	10mo	$235,000	$169	60
9841 Shadow Wood Dr	0.59mi	4/3.0 (+1)	1,472 (+3%)	1mo	$214,975	$146	58
801 Copperfield Dr E	0.63mi	3/2.0	1,531 (+7%)	2mo	$220,000	$144	58
781 W Copperfield Dr	0.57mi	3/2.0	1,567 (+10%)	6mo	$197,500	$126	53
9730 Trailwood Dr	0.70mi	3/2.0	1,535 (+7%)	12mo	$125,000	$81	45
740 Trailwood Dr E	0.58mi	3/2.0	1,224 (-14%)	15mo	$220,000	$180	36

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 · 6.15% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,180
• Equity at exit: $25,348

10-year hold

• IRR: 7.2%
• Equity multiple: 1.61×
• Total profit: $28,994
• Equity at exit: $14,698

Cash invested: $47,600 (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 36608

• Rents YoY: 6.2%
• Active inventory: 341
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$891
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $194

Break-even live

Break-even rent $1,306

Max offer price $170,000

Occupancy floor 82%

Sensitivity live

Price	-10% $290	-5% $242	+0% $194	+5% $146	+10% $98
Rent	-10% $71	-5% $133	+0% $194	+5% $255	+10% $317
Rate	-1.0pp $280	-0.5pp $237	base $194	+0.5pp $150	+1.0pp $105

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9760 Royal Woods Dr N Mobile, AL	3.0	2.0	1127	$1,395	$1.24	45d	1	0.54mi
725 Copperfield Dr E Mobile, AL	3.0	2.0	1454	$1,500	$1.03	15d	1	0.55mi
791 Copperfield Dr E Mobile, AL	3.0	2.0	1256	$1,495	$1.19	45d	1	0.62mi
9650 Trailwood Dr S Mobile, AL	3.0	2.0	1118	$1,275	$1.14	15d	1	0.69mi
9490 Cinder Dr Mobile, AL	3.0	3.0	1783	$1,800	$1.01	15d	1	0.74mi
1345 Baker Ct Mobile, AL	3.0	2.0	1252	$1,500	$1.20	45d	1	1.43mi

Listing history 11 events

1. 2026-04-24
   status Pending
2. 2026-04-03
   price $170,000
3. 2026-04-03
   status Active
4. 2026-03-29
   status Pending
5. 2026-02-11
   price $179,900
6. 2025-09-13
   listed $189,900 Active
7. 2022-06-01
   soldstatus $131,000
8. 2022-05-23
   soldstatus $131,000 Closed 386-char remark

   Show marketing remark (393 chars)

   This Brick home is tucked away in the Tosh Acres neighborhood off of Snow Road. It has a partially fenced back yard, double paned windows and a metal roof. The bathrooms have been renovated! Looking for a traditional brick ranch to fix up? This is the house for you! This one has a formal living/dining room and family room! Part of an estate - must have probate approval - SOLD AS IS!!

9. 2022-05-23
   soldstatus $131,000 393-char remark

   Show marketing remark (393 chars)

   This Brick home is tucked away in the Tosh Acres neighborhood off of Snow Road. It has a partially fenced back yard, double paned windows and a metal roof. The bathrooms have been renovated! Looking for a traditional brick ranch to fix up? This is the house for you! This one has a formal living/dining room and family room! Part of an estate - must have probate approval - SOLD AS IS!!

10. 2022-03-02
    status Pending 386-char remark

    Show marketing remark (386 chars)

    This Brick home is tucked away in the Tosh Acres neighborhood off of Snow Road. It has a partially fenced back yard, double paned windows and a metal roof. The bathrooms have been renovated! Looking for a traditional brick ranch to fix up? This is the house for you! This one has a formal living/dining room and family room! Part of an estate - must have probate approval - SOLD AS IS!!

11. 2022-02-16
    listed $140,000 Active 386-char remark

    Show marketing remark (386 chars)

    This Brick home is tucked away in the Tosh Acres neighborhood off of Snow Road. It has a partially fenced back yard, double paned windows and a metal roof. The bathrooms have been renovated! Looking for a traditional brick ranch to fix up? This is the house for you! This one has a formal living/dining room and family room! Part of an estate - must have probate approval - SOLD AS IS!!

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 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: $18,618
• − Mortgage interest: −$9,523
• − Property taxes: −$831
• − Insurance: −$850
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$4,945
• Taxable loss: −$511
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $2,451/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

• County: Mobile County · 246,577 people
• City population: 205,729
• Metro: Mobile, AL
• Population (ZIP): 38,890
• Household income: $61,146
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1823.0

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 0.56)
• Race & ethnicity: White 56% Black 35% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Arabic 1% 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: ▼ -224.52%
• Current HPI: 198.9469
• Rent YoY: ▲ 6.15%
• 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

+21.4% since first listed

11 events — show timeline

• 2026-04-24 Pending — GCMLS AL
• 2026-04-03 Price Changed $170,000 GCMLS AL
• 2026-04-03 Relisted — GCMLS AL
• 2026-03-29 Pending — GCMLS AL
• 2026-02-11 Price Changed $179,900 GCMLS AL
• 2025-09-13 Listed $189,900 GCMLS AL
• 2022-06-01 Sold (Public Records) $131,000 Public Records
• 2022-05-23 Sold (MLS) $131,000 GCMLS AL
• 2022-05-23 Sold (MLS) $131,000 BCAR
• 2022-03-02 Pending — BCAR
• 2022-02-16 Listed $140,000 BCAR

Property tax history

+12.7%/yr

Latest (2025): $831 · +5.9% YoY. Source: county tax records.