808 Henckley Ave · Mobile, AL 36609

$269,289

4 bd · 3.0 ba · 2,460 sqft · SingleFamily public records · 86 Days on market

Built 1979 7,596 sqft lot $109/sqft · at area comps Est $277k · at est. ↓ 11% since listing

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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 +12.8/30.0
• ARV discount +8.8/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 808 Henckley Avenue, located in the highly sought-after Pinehurst Subdivision! This spacious 4-bedroom, 3.5-bath home offers a perfect blend of comfort, style, and functionality, ideal for both everyday living and entertaining. Step inside to find a welcoming foyer flanked by a versatile office or flex room with double doors and a formal dining room - perfect for hosting gatherings. The living room features luxury vinyl plank flooring and is rich with character, showcasing beautiful walnut paneling, custom built-in bookshelves, and a charming Old Chicago wood-burning brick fireplace. The kitchen is both stylish and functional, featuring split brick flooring, newer countertops, white cabinetry, gas cooktop, double ovens, and a cozy breakfast area. Kitchen updates performed just a few years ago. Upstairs, the spacious primary suite offers two walk-in closets and a private en-suite bathroom complete with a double vanity, newer countertops, sinks, and fixtures. Step out onto your personal balcony overlooking the sparkling swimming pool, your own private retreat. Three additional bedrooms with new carpet, ceiling fans, ample closet space, and two full bathrooms complete the upper level. Outdoor living truly shines here. Enjoy summer days by the refreshing pool, or relax under the covered breezeway. The rear of the property features a two-car carport with an attached bonus room, offering excellent potential for extra living space, a workshop, or additional storage. Recent upgrades within the past 2-3 years (some recent) provide peace of mind and modern appeal: 2018: New sliding glass door 2019: New dimensional shingle roof (main home) 2021: New pool intake assembly 2022: New water heater and two HVAC systems; updated kitchen and bathroom countertops, sinks, and fixtures 2023: New carport roof and gutters, new LVP flooring and carpet, new pool pump timer, added insulation and lighting in carport storage. Freshly painted exterior and truly move-in ready, this home is designed for year-round enjoyment, especially during those warm summer months spent poolside under the shaded breezeway. Call your favorite realtor today before this one gets away!

Key facts

• Gas cooktop
• Formal dining room
• Split brick flooring

Tags

• FLEX ROOM
• FORMAL DINING ROOM
• WALNUT PANELING
• CUSTOM BUILT-IN BOOKSHELVES
• SPLIT BRICK FLOORING
• GAS COOKTOP

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (23.7% below list).
• Recommended offer: $205k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Mobile — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.1%/yr); 144 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $2,053/mo this rent would consume 49% of the median local household income ($50k/yr) (locally 1379% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 86 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

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 $205,340 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (median comp): $277,422
• List price: $269,289
• Delta: -2.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 W Regents Dr	0.28mi	4/2.5	2,458 (-0%)	5mo	$305,000	$124	80
833 Satsuma Ct	0.38mi	4/2.5	2,473 (+0%)	1mo	$250,675	$101	79
624 Highland Woods Dr E	0.21mi	3/2.0 (-1)	2,490 (+1%)	4mo	$255,000	$102	76
754 Schaub Ave	0.29mi	3/2.5 (-1)	2,426 (-1%)	5mo	$235,000	$97	73
931 E Regents Dr	0.47mi	4/2.5	2,412 (-2%)	8mo	$372,500	$154	66
1112 Sutton Ct	0.57mi	4/3.0	2,613 (+6%)	7mo	$384,900	$147	57
5708 Shain St	0.61mi	4/2.5	2,660 (+8%)	0mo	$365,000	$137	56
1136 Sutton Ct	0.66mi	4/2.5	2,677 (+9%)	1mo	$415,000	$155	52
1129 Sutherlin Ct N	0.67mi	4/3.0	2,704 (+10%)	1mo	$499,000	$185	52
5778 Chester Ct	0.53mi	4/3.0	2,739 (+11%)	6mo	$334,000	$122	51
1250 Savannah Dr	0.69mi	4/2.5	2,732 (+11%)	1mo	$405,000	$148	46
6001 Ridgefield Pl	0.70mi	4/3.0	2,715 (+10%)	6mo	$630,000	$232	45

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-45,259
• Equity at exit: $40,152

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-41,367
• Equity at exit: $23,283

Cash invested: $75,401 (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 36609

• Rents YoY: 3.1%
• Active inventory: 144
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$1,412
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-26

Break-even live

Break-even rent $2,087

Max offer price $264,665

Occupancy floor 96%

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: $67,322
• Closing costs: $8,079
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1056 Linlen Ave Mobile, AL	3.0	3.0	1975	$2,300	$1.16	43d	1	0.40mi
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	43d	1	0.82mi
424 Byron Ave E Mobile, AL	4.0	2.0	1917	$2,500	$1.30	21d	1	1.05mi
6605 Chimney Top Dr S Mobile, AL	4.0	2.5	2400	$2,500	$1.04	21d	1	1.11mi
5901 Ole Mill Rd Mobile, AL	3.0	2.0	1600	$1,900	$1.19	43d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $269,289 Active 86 DOM
2. 2026-06-17
   days on market $269,289 Active 85 DOM
3. 2026-06-16
   days on market $269,289 Active 84 DOM
4. 2026-06-15
   days on market $269,289 Active 83 DOM
5. 2026-06-14
   days on market $269,289 Active 81 DOM
6. 2026-06-13
   days on market $269,289 Active 80 DOM
7. 2026-06-10
   days on market $269,289 Active 78 DOM
8. 2026-06-09
   days on market $269,289 Active 77 DOM
9. 2026-06-08
   days on market $269,289 Active 76 DOM
10. 2026-06-07
    days on market $269,289 Active 75 DOM
11. 2026-06-05
    days on market $269,289 Active 72 DOM
12. 2026-06-03
    days on market $269,289 Active 71 DOM
13. 2026-06-02
    days on market $269,289 Active 70 DOM
14. 2026-06-01
    pricedays on market $269,289 Active 69 DOM
15. 2026-05-31
    days on market $295,000 Active 68 DOM
16. 2026-05-30
    days on market $295,000 Active 67 DOM
17. 2026-03-24
    listed $295,000 Active 2194-char remark

    Show marketing remark (2194 chars)

    Welcome to 808 Henckley Avenue, located in the highly sought-after Pinehurst Subdivision! This spacious 4-bedroom, 3.5-bath home offers a perfect blend of comfort, style, and functionality, ideal for both everyday living and entertaining. Step inside to find a welcoming foyer flanked by a versatile office or flex room with double doors and a formal dining room - perfect for hosting gatherings. The living room features luxury vinyl plank flooring and is rich with character, showcasing beautiful walnut paneling, custom built-in bookshelves, and a charming Old Chicago wood-burning brick fireplace. The kitchen is both stylish and functional, featuring split brick flooring, newer countertops, white cabinetry, gas cooktop, double ovens, and a cozy breakfast area. Kitchen updates performed just a few years ago. Upstairs, the spacious primary suite offers two walk-in closets and a private en-suite bathroom complete with a double vanity, newer countertops, sinks, and fixtures. Step out onto your personal balcony overlooking the sparkling swimming pool, your own private retreat. Three additional bedrooms with new carpet, ceiling fans, ample closet space, and two full bathrooms complete the upper level. Outdoor living truly shines here. Enjoy summer days by the refreshing pool, or relax under the covered breezeway. The rear of the property features a two-car carport with an attached bonus room, offering excellent potential for extra living space, a workshop, or additional storage. Recent upgrades within the past 2-3 years (some recent) provide peace of mind and modern appeal: 2018: New sliding glass door 2019: New dimensional shingle roof (main home) 2021: New pool intake assembly 2022: New water heater and two HVAC systems; updated kitchen and bathroom countertops, sinks, and fixtures 2023: New carport roof and gutters, new LVP flooring and carpet, new pool pump timer, added insulation and lighting in carport storage. Freshly painted exterior and truly move-in ready, this home is designed for year-round enjoyment, especially during those warm summer months spent poolside under the shaded breezeway. Call your favorite realtor today before this one gets away!

18. 2023-09-12
    price $299,329
19. 2023-08-02
    price $329,900

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $1,488 · $124/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 ≥105°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: $24,641
• − Mortgage interest: −$15,084
• − Property taxes: −$1,488
• − Insurance: −$1,346
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$7,834
• Taxable loss: −$5,054
• Est. tax savings @ 24.0%: +$1,213
• After-tax cash flow: $899/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): 23,820
• Household income: $49,830
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1379.0

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 0.62)
• Race & ethnicity: Black 44% White 42% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Vietnamese 2% 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: ▼ -124.06%
• Current HPI: 200.0811
• Rent YoY: ▲ 3.07%
• 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

-10.6% since first listed

3 events — show timeline

• 2026-03-24 Listed $295,000 GCMLS AL
• 2023-09-12 Price Changed $299,329 GCMLS AL
• 2023-08-02 Price Changed $329,900 GCMLS AL

Property tax history

+3.3%/yr

Latest (2025): $1,488 · +5.0% YoY. Source: county tax records.