1302 WINDSOR Ave · Mobile, AL 36605

$120,000

3 bd · 2.0 ba · 992 sqft · SingleFamily public records · 27 Days on market

Built 2010 8,712 sqft lot

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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).

• Cash flow +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Rent growth +4.6/5.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh and move-in ready! This spacious three bedroom, two bath home offers comfort, convenience, and plenty of space inside and out. Low maintenance tile floors and a large living room create an open and inviting feel. The updated kitchen features granite countertops, white painted cabinets, and a stainless-steel refrigerator. Fresh paint and new flooring throughout make this home feel clean and refreshed from the moment you walk in. (all improvements per seller)Outside, you’ll find a huge flat yard and a large driveway with room for multiple vehicles. A central HVAC system will keep you comfortable year-round, and the home also includes interior washer and dryer hookups for added convenience. Don’t miss your chance to see this great home, schedule your showing today! Buyer to verify all information during due diligence.

Key facts

• Large driveway
• Updated kitchen
• Central hvac system

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL REFRIGERATOR
• HUGE FLAT YARD
• LARGE DRIVEWAY
• CENTRAL HVAC SYSTEM

Property features AI

Finance

• Other: Seller-provided building area (1,021 sq ft reported)
• Financial info: No investor/multifamily financial details listed
• HOA & community: No community features; No transfer fees

Exterior

• Parking: 2 parking spaces
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electric service by Alabama Power
• Home design: Single-family residence; One story
• Construction: Vinyl siding with wood frame construction; Pillar/post/pier foundation; Composition roof; Built prior to listing (resale)
• Exterior features: Front porch; Less than 1 acre; Subdivision; No waterfront

Interior

• Kitchen: Electric range; Refrigerator; Breakfast area adjacent to the kitchen
• Bedrooms: Primary bedroom and bath combined; Primary bedroom located on the main/first floor; Bedroom 2 approximately 12.8 x 11.8; Bedroom 3 approximately 11.1 x 9.7
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans for cooling
• Interior features: Ceiling fans; Other rooms (see remarks); No fireplace; Unfurnished
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $111k (7.5% below list).
• Recommended offer: $111k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 (+8.3%/yr); 139 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 31% 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 $830 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $82k; 46% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,944 (7.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $71,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Brooke Ave	0.18mi	3/1.0	978 (-1%)	2mo	$60,000	$61	83
1300 Willow Ln	0.38mi	3/1.0	965 (-3%)	3mo	$28,000	$29	72
2051 Height St	0.21mi	2/1.0 (-1)	900 (-9%)	9mo	$65,000	$72	58
2071 Foster Ln	0.53mi	2/1.0 (-1)	993 (+0%)	11mo	$110,900	$112	57
1105 Bartran Curv	0.61mi	3/1.0	1,040 (+5%)	9mo	$87,250	$84	52
2207 Mcvay Dr N	0.52mi	3/1.0	1,040 (+5%)	16mo	$59,433	$57	50
2353 Buena Dr S	0.61mi	3/1.0	960 (-3%)	20mo	$41,700	$43	45
2211 Webb Ave	0.51mi	3/1.0	1,107 (+12%)	10mo	$95,000	$86	44
1121 De Soto Dr	0.56mi	3/1.0	1,094 (+10%)	17mo	$81,000	$74	39
2059 Holmes Dr	0.58mi	2/1.0 (-1)	870 (-12%)	8mo	$32,500	$37	36
1260 Horton Dr	0.28mi	2/1.0 (-1)	855 (-14%)	22mo	$36,000	$42	36
2008 Gimon Cir N	0.66mi	2/1.0 (-1)	853 (-14%)	16mo	$63,681	$75	23

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: -4.5%
• Equity multiple: 0.82×
• Total profit: $-5,960
• Equity at exit: $17,892

10-year hold

• IRR: 9.9%
• Equity multiple: 1.93×
• Total profit: $31,233
• Equity at exit: $10,375

Cash invested: $33,600 (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 36605

• Rents YoY: 8.3%
• Active inventory: 139
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$629
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $120

Break-even live

Break-even rent $957

Max offer price $120,000

Occupancy floor 84%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1351 Dauphin Island Pkwy Mobile, AL	3.0	1.0	992	$1,095	$1.10	44d	1	0.13mi
1601 Neshota Dr Apt 19 Mobile, AL	2.0	1.0	750	$800	$1.07	44d	1	0.52mi
1601 Neshota Dr Apt 86 Mobile, AL	3.0	1.0	880	$900	$1.02	44d	1	0.52mi
1601 Neshota Dr Mobile, AL	2.0–3.0	1.0	815	$825	$1.01	14d	7	0.52mi
1302 Navco Rd Mobile, AL	2.0	1.0	1009	$935	$0.93	14d	13	0.91mi
2366 White St Unit B Mobile, AL	2.0	1.0	900	$845	$0.94	44d	1	0.91mi
957 Navco Rd Mobile, AL	2.0	1.5	812	$850	$1.05	21d	1	0.92mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	14d	1	0.93mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	44d	1	0.93mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	44d	1	1.10mi
2359 Vermillion Dr Mobile, AL	3.0	1.0	1064	$895	$0.84	21d	1	1.11mi
767 Jemison St Mobile, AL	2.0	1.0	850	$750	$0.88	44d	1	1.23mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	44d	1	1.25mi
1506 Flowers Dr Unit B Mobile, AL	2.0	1.0	1000	$795	$0.80	21d	1	1.29mi
728 Bankhead Pl Mobile, AL	2.0	1.0	810	$675	$0.83	44d	1	1.34mi
2115 Barron Pl Mobile, AL	3.0	1.0	1000	$1,200	$1.20	44d	1	1.36mi
1411 Greenbrier Dr Mobile, AL	3.0	1.0	1069	$995	$0.93	44d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $120,000 Active 27 DOM
2. 2026-06-17
   days on market $120,000 Active 26 DOM
3. 2026-06-16
   days on market $120,000 Active 25 DOM
4. 2026-06-15
   days on market $120,000 Active 24 DOM
5. 2026-06-14
   days on market $120,000 Active 22 DOM
6. 2026-06-13
   days on market $120,000 Active 21 DOM
7. 2026-06-10
   days on market $120,000 Active 19 DOM
8. 2026-06-09
   days on market $120,000 Active 18 DOM
9. 2026-06-08
   days on market $120,000 Active 17 DOM
10. 2026-06-07
    days on market $120,000 Active 16 DOM
11. 2026-06-05
    days on market $120,000 Active 13 DOM
12. 2026-06-03
    days on market $120,000 Active 12 DOM
13. 2026-06-02
    days on market $120,000 Active 11 DOM
14. 2026-06-01
    days on market $120,000 Active 10 DOM
15. 2026-05-31
    days on market $120,000 Active 9 DOM
16. 2026-05-30
    days on market $120,000 Active 8 DOM
17. 2026-05-22
    listed $120,000 Active 844-char remark

    Show marketing remark (844 chars)

    Fresh and move-in ready! This spacious three bedroom, two bath home offers comfort, convenience, and plenty of space inside and out. Low maintenance tile floors and a large living room create an open and inviting feel. The updated kitchen features granite countertops, white painted cabinets, and a stainless-steel refrigerator. Fresh paint and new flooring throughout make this home feel clean and refreshed from the moment you walk in. (all improvements per seller)Outside, you’ll find a huge flat yard and a large driveway with room for multiple vehicles. A central HVAC system will keep you comfortable year-round, and the home also includes interior washer and dryer hookups for added convenience. Don’t miss your chance to see this great home, schedule your showing today! Buyer to verify all information during due diligence.

18. 2026-05-22
    listed $120,000 Active

    Show marketing remark (844 chars)

    Fresh and move-in ready! This spacious three bedroom, two bath home offers comfort, convenience, and plenty of space inside and out. Low maintenance tile floors and a large living room create an open and inviting feel. The updated kitchen features granite countertops, white painted cabinets, and a stainless-steel refrigerator. Fresh paint and new flooring throughout make this home feel clean and refreshed from the moment you walk in. (all improvements per seller)Outside, you’ll find a huge flat yard and a large driveway with room for multiple vehicles. A central HVAC system will keep you comfortable year-round, and the home also includes interior washer and dryer hookups for added convenience. Don’t miss your chance to see this great home, schedule your showing today! Buyer to verify all information during due diligence.

19. 2022-09-22
    historical
20. 2022-09-08
    status Active
21. 2022-08-20
    status Pending
22. 2022-08-08
    listed $95,000 Active
23. 2022-05-19
    price $975
24. 2021-04-21
    soldstatus $82,000
25. 2020-04-29
    soldstatus $17,500
26. 2008-12-22
    soldstatus $73,226

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/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 · 20 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: $13,313
• − Mortgage interest: −$6,722
• − Property taxes: −$925
• − Insurance: −$600
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,491
• Taxable loss: −$554
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $1,574/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

+63.9% since first listed

10 events — show timeline

• 2026-05-22 Listed $120,000 GCMLS AL
• 2026-05-22 Listed $120,000 BCAR
• 2022-09-22 Delisted — BCAR
• 2022-09-08 Relisted — BCAR
• 2022-08-20 Pending — BCAR
• 2022-08-08 Listed $95,000 BCAR
• 2022-05-19 Price Changed $975 RENT.
• 2021-04-21 Sold (Public Records) $82,000 Public Records
• 2020-04-29 Sold (MLS) $17,500 GCMLS AL
• 2008-12-22 Sold (Public Records) $73,226 Public Records

Property tax history

+5.3%/yr

Latest (2025): $925 · +0.3% YoY. Source: county tax records.