117 Vanderbilt Dr · Mobile, AL 36608

$179,900

3 bd · 2.5 ba · 1,624 sqft · SingleFamily public records · 23 Days on market

Built 1965 0.27 ac lot Est $239k · 25% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• 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

Perfect property located within walking distance to the University of South Alabama--one of the largest universities in South Alabama. Low maintenance brick home on a slab. Seperate dining room that could also be used as an additional living room or sitting area. Large fenced-in yard. A home in this area and price is a rare find!

Key facts

• 0.27 acre lot
• Built 1965
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Mary B Austin Elementary School (math 29% / reading 59%, grade F, #194 of 627 statewide, top 32%, 511 students, 51% FRL); Mattie T Blount High School (math 2% / reading 3%, grade F, #291 of 305 statewide, top 100%, 1,176 students, 86% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 341 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 37% 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; 44% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $238,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 University Blvd N	0.11mi	3/2.0	1,525 (-6%)	2mo	$150,000	$98	81
100 Cosgrove Dr	0.26mi	3/2.0	1,604 (-1%)	6mo	$259,000	$161	79
301 Judson Dr	0.19mi	3/2.5	1,498 (-8%)	4mo	$198,900	$133	74
113 Hilltop Dr E	0.33mi	4/2.0 (+1)	1,625 (+0%)	4mo	$250,000	$154	74
5400 Hilltop Dr S	0.33mi	4/2.0 (+1)	1,627 (+0%)	6mo	$225,000	$138	72
5516 Brightwood Ln	0.12mi	3/2.0	1,390 (-14%)	1mo	$170,000	$122	67
312 Vanderbilt Dr	0.23mi	3/2.0	1,436 (-12%)	3mo	$230,000	$160	66
5257 Greenwood Ln	0.42mi	3/2.0	1,500 (-8%)	5mo	$220,000	$147	62
5405 Hilltop Dr N	0.31mi	3/2.0	1,415 (-13%)	2mo	$229,600	$162	61
320 University Blvd N	0.27mi	3/2.0	1,853 (+14%)	7mo	$249,900	$135	56
5204 Pineview Ln S	0.58mi	4/2.0 (+1)	1,740 (+7%)	4mo	$284,000	$163	51
105 Village Cir W	0.59mi	3/2.0	1,403 (-14%)	1mo	$185,500	$132	47

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,516
• Equity at exit: $26,824

10-year hold

• IRR: 10.4%
• Equity multiple: 1.92×
• Total profit: $46,579
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$943
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $291

Break-even live

Break-even rent $1,494

Max offer price $179,900

Occupancy floor 79%

Sensitivity live

Price	-10% $393	-5% $342	+0% $291	+5% $240	+10% $190
Rent	-10% $144	-5% $218	+0% $291	+5% $365	+10% $439
Rate	-1.0pp $382	-0.5pp $337	base $291	+0.5pp $245	+1.0pp $197

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 N University Blvd Unit 1043721P Mobile, AL	4.0	2.5	1496	$4,148	$2.77	22d	1	0.23mi
316 Syracuse St Mobile, AL	3.0	2.0	1776	$1,875	$1.06	14d	1	0.25mi
112 S University Blvd Mobile, AL	4.0	4.5	1472	$1,810	$1.23	14d	5	0.43mi
5207 Azalea Cir S Mobile, AL	3.0	2.0	1100	$1,490	$1.35	22d	1	0.55mi
5213 Pineview Ln S Mobile, AL	3.0	1.0	1176	$1,575	$1.34	44d	1	0.56mi
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	44d	1	0.72mi
4670 Rosewood Dr Mobile, AL	3.0	2.0	1192	$1,200	$1.01	14d	1	0.96mi
5855 Woodvale Dr Mobile, AL	3.0	1.5	1712	$1,350	$0.79	22d	1	1.19mi
912 Wendover Rd Unit 1043703P Mobile, AL	4.0	2.5	1496	$3,190	$2.13	22d	1	1.20mi
5477 Ardell Dr Unit 1043691P Mobile, AL	3.0	2.0	1496	$2,680	$1.79	14d	1	1.21mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	44d	1	1.33mi
5904 Saint Gallen Ave S Unit 1043743P Mobile, AL	4.0	2.0	1496	$3,719	$2.49	22d	1	1.39mi
914 David Langan Dr E Mobile, AL	3.0	1.0	1080	$1,450	$1.34	44d	1	1.39mi

Listing history 20 events

1. 2026-06-21
   days on market $179,900 Active 23 DOM
2. 2026-06-18
   days on market $179,900 Active 20 DOM
3. 2026-06-17
   days on market $179,900 Active 19 DOM
4. 2026-06-16
   days on market $179,900 Active 18 DOM
5. 2026-06-15
   days on market $179,900 Active 17 DOM
6. 2026-06-14
   days on market $179,900 Active 15 DOM
7. 2026-06-13
   days on market $179,900 Active 14 DOM
8. 2026-06-10
   statusdays on market $179,900 Active 12 DOM
9. 2026-06-09
   status $179,900 Pending 11 DOM
10. 2026-06-08
    days on market $179,900 Active 11 DOM
11. 2026-06-07
    days on market $179,900 Active 10 DOM
12. 2026-06-05
    days on market $179,900 Active 7 DOM
13. 2026-06-03
    days on market $179,900 Active 6 DOM
14. 2026-06-02
    days on market $179,900 Active 5 DOM
15. 2026-06-01
    days on market $179,900 Active 4 DOM
16. 2026-05-31
    days on market $179,900 Active 3 DOM
17. 2026-05-30
    days on market $179,900 Active 2 DOM
18. 2026-05-22
    historical $179,900
19. 2018-04-19
    soldstatus $124,920
20. 2009-08-19
    soldstatus $130,046

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $1,942 · $162/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 21 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: $22,353
• − Mortgage interest: −$10,077
• − Property taxes: −$1,942
• − Insurance: −$900
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$5,233
• Taxable income: $624
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $3,346/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): 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

+38.3% since first listed

3 events — show timeline

• 2026-05-22 Coming Soon $179,900 GCMLS AL
• 2018-04-19 Sold (Public Records) $124,920 Public Records
• 2009-08-19 Sold (Public Records) $130,046 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,942 · -1.4% YoY. Source: county tax records.