510 Holcombe Ave · Mobile, AL 36606

$100,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 34 Days on market

Built 1965 7,291 sqft lot $78/sqft · 63% above area Est $79k · 26% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Live, work, and create — all under one roof! 510 Holcombe offers a rare chance to own a property that supports both your business ambitions and your home lifestyle. Situated in a HUBZone and noted by the seller as B2 zoning, this space is full of possibility. The interior features a welcoming living room, separate dining area, and an eat-in kitchen. Three additional rooms can easily function as bedrooms, offices, or studio space, plus a full bathroom. Need more room to grow? The unfinished bonus area at the back is a blank canvas — perfect for a dedicated business entrance, workshop, or even a future studio apartment. With local lenders offering strong renovation/rehab loan prog

Key facts

• Workshop
• B2 zoning
• Current termite bond

Tags

• B2 ZONING
• UNFINISHED BONUS AREA
• DEDICATED BUSINESS ENTRANCE
• WORKSHOP
• FUTURE STUDIO APARTMENT
• CURRENT TERMITE BOND

Property features AI

Finance

• Other: No additional financial or community amenities listed
• Financial info: No financial details to display
• HOA & community: Located in the Bon Air Estates subdivision

Exterior

• Parking: Parking for 4 vehicles; Driveway with level access; On-street parking
• Security: No accessibility or security features listed
• Utilities: Electricity available (110V and 220V); Public sewer; Water available
• Home design: Single family residence; Residential property; View available
• Construction: Built in 1965; Asbestos construction materials; Shingle roof; Pillar/post/pier foundation
• Exterior features: No exterior features listed; No fencing

Interior

• Kitchen: No specific kitchen features listed; Appliances: Other
• Bedrooms: 3 bedrooms
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Brick decorative fireplace in the living room
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: Leinkauf Elementary School (math 8% / reading 26%, grade F, #499 of 627 statewide, top 80%, 538 students, 91% 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 93% FRL vs 67% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 27% district-wide (-15 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 (+5.1%/yr); 174 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 33% of the median local income ($51k/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 $691 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 + 5.1% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.39% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.68%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (median comp): $79,085
• List price: $100,000
• Delta: 26.45%
• 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
603 Glenwood St	0.18mi	3/1.0	1,400 (+9%)	4mo	$137,000	$98	74
503 Dauphin Island Pkwy	0.18mi	2/1.0 (-1)	1,159 (-10%)	3mo	$40,500	$35	68
417 Crenshaw St	0.16mi	4/1.0 (+1)	1,426 (+11%)	3mo	$48,000	$34	68
710 Euclid Ave	0.43mi	3/2.0	1,222 (-5%)	4mo	$139,000	$114	64
2258 Howell Ave	0.67mi	3/1.0	1,264 (-2%)	2mo	$145,000	$115	64
1805 Woodcock Pl	0.52mi	3/2.0	1,233 (-4%)	4mo	$195,000	$158	62
258 W Mount Island Dr	0.59mi	2/1.0 (-1)	1,350 (+5%)	2mo	$263,500	$195	58
616 Morgan Ave	0.40mi	3/2.0	1,150 (-11%)	3mo	$42,000	$37	57
1809 Calmes St	0.45mi	4/2.0 (+1)	1,420 (+10%)	0mo	$45,000	$32	53
210 Houston St	0.63mi	2/1.0 (-1)	1,182 (-8%)	2mo	$155,000	$131	50
1017 Houston St	0.60mi	3/2.0	1,435 (+11%)	3mo	$24,900	$17	46
1910 Hunter Ave	0.55mi	3/2.5	1,462 (+14%)	4mo	$310,000	$212	43

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.68×
• Total profit: $18,917
• Equity at exit: $14,910

10-year hold

• IRR: 26.3%
• Equity multiple: 3.51×
• Total profit: $70,396
• Equity at exit: $8,646

Cash invested: $28,000 (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 36606

• Rents YoY: 5.1%
• Active inventory: 174
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$524
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $506

Break-even live

Break-even rent $751

Max offer price $100,000

Occupancy floor 59%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	43d	1	0.11mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	43d	1	0.20mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	43d	1	0.25mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	43d	1	0.25mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	43d	1	0.26mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	21d	1	0.47mi
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	21d	1	0.52mi
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	13d	1	0.55mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	43d	1	0.63mi
713 Iris Ave Mobile, AL	3.0	1.0	1617	$1,300	$0.80	21d	1	0.69mi
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	43d	1	0.72mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	43d	1	0.73mi
2503 Richard Ave Mobile, AL	2.0	1.0	928	$805	$0.87	13d	1	0.78mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	43d	1	0.79mi
2507 Taylor Ave Mobile, AL	3.0	1.0	1230	$1,495	$1.22	13d	1	0.84mi
104 Ellinor St Mobile, AL	2.0	1.0	896	$1,275	$1.42	21d	1	0.85mi
2656 Pathway Pl Mobile, AL	2.0–3.0	1.0	778	$1,261	$1.62	13d	9	0.87mi
200 S Florida St Unit 101 Mobile, AL	2.0	2.0	1150	$1,375	$1.20	21d	1	0.91mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	43d	1	0.92mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	13d	1	0.94mi
1660 Laurel St Mobile, AL	3.0	2.0	1768	$2,200	$1.24	13d	1	0.98mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	43d	1	1.09mi
107 Macy Pl Mobile, AL	3.0	2.0	1800	$2,250	$1.25	43d	1	1.15mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	43d	1	1.19mi
461 Magnolia Rd Unit A Mobile, AL	2.0	1.0	989	$825	$0.83	43d	1	1.20mi
315 Hadrian St Mobile, AL	3.0	2.0	1843	$1,800	$0.98	43d	1	1.23mi
111 S Catherine St Mobile, AL	2.0	1.0	891	$899	$1.01	43d	1	1.27mi
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	13d	1	1.28mi
168 W Collins St Mobile, AL	3.0	1.0	968	$725	$0.75	21d	1	1.30mi
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	43d	1	1.30mi
107 Grand Blvd Mobile, AL	2.0	2.0	1200	$1,295	$1.08	21d	1	1.31mi
129 Shell Road Pl Unit 1043713P Mobile, AL	4.0	2.0	1496	$3,389	$2.27	21d	1	1.32mi
2604 Dauphin St Mobile, AL	2.0	1.0	950	$1,072	$1.13	43d	2	1.35mi
2604 Dauphin St #210 Mobile, AL	2.0	1.0	950	$1,150	$1.21	21d	1	1.35mi
2859 Brierwood Dr Mobile, AL	3.0	1.0	1057	$1,500	$1.42	13d	1	1.35mi
1566 Dauphin St Unit Back Carriage House Mobile, AL	3.0	1.0	1300	$1,200	$0.92	43d	1	1.39mi
150 Dunn Ave Mobile, AL	3.0	2.0	1455	$1,250	$0.86	21d	1	1.42mi
2861 Ralston Rd Mobile, AL	3.0	2.0	1617	$1,650	$1.02	43d	1	1.42mi
2855 Potter Dr Mobile, AL	2.0	1.0	1127	$1,050	$0.93	43d	1	1.42mi
2500 Dauphinwood Dr Mobile, AL	2.0–3.0	1.0–2.0	1250	$1,395	$1.12	13d	19	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $100,000 Active 34 DOM
2. 2026-06-17
   days on market $100,000 Active 33 DOM
3. 2026-06-16
   days on market $100,000 Active 32 DOM
4. 2026-06-15
   days on market $100,000 Active 31 DOM
5. 2026-06-14
   days on market $100,000 Active 29 DOM
6. 2026-06-13
   days on market $100,000 Active 28 DOM
7. 2026-06-10
   days on market $100,000 Active 26 DOM
8. 2026-06-09
   days on market $100,000 Active 25 DOM
9. 2026-06-08
   days on market $100,000 Active 24 DOM
10. 2026-06-07
    days on market $100,000 Active 23 DOM
11. 2026-06-05
    days on market $100,000 Active 20 DOM
12. 2026-06-03
    days on market $100,000 Active 19 DOM
13. 2026-06-02
    days on market $100,000 Active 18 DOM
14. 2026-06-01
    days on market $100,000 Active 17 DOM
15. 2026-05-31
    days on market $100,000 Active 16 DOM
16. 2026-05-30
    days on market $100,000 Active 15 DOM
17. 2026-05-15
    listed $89,000 Active 967-char remark

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$83/yr (+$7/mo · 25.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,696
• − Mortgage interest: −$5,602
• − Property taxes: −$327
• − Insurance: −$500
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,909
• Taxable income: $4,687
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $4,945/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): 18,728
• Household income: $51,303
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 999.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% White 37% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Scottish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -232.19%
• Current HPI: 145.9025
• Rent YoY: ▲ 5.06%
• 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

+12.4% since first listed

2 events — show timeline

• 2026-05-26 Price Changed $100,000 GCMLS AL
• 2026-05-15 Listed $89,000 GCMLS AL

Property tax history

+1.8%/yr

Latest (2018): $327 · +0.0% YoY. Source: county tax records.