1221 Garland St · Mobile, AL 36618

$130,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 50 Days on market

Built 1957 9,679 sqft lot Est $124k · at est.

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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 +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• ARV discount +5.4/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated & Move-in ready near University of South Alabama & Municipal Park!! This ranch style home features 3 bedrooms - 1 bath - 1,126 sq.ft. New air conditioning & heating system, New laminate hardwood flooring throughout, New dishwasher, updated bathroom with freshly re-glazed bathtub & New fencing. Spacious 15’4” x 12’ family room & Separate dining area. Open kitchen with plenty of cabinets, pantry and built-in desk area + large laundry room just off kitchen. Large fenced yard + separate fenced area for your pets. Great space for entertaining family and friends. Single carport + a double carport with oversized outside storage building. You can even enjoy walks or runs in nearby Municipal Park. Conveniently located near grocery stores, churches, hospitals, restaurants, banking, and Only 2.5 miles to I-65. Location! Location! Location! All updates per the seller. Listing company makes no representation as to accuracy of square footage; buyer to verify.

Key facts

• Manageable yard
• Roof 2026
• New paint throughout

Tags

• FUNCTIONAL LAYOUT
• MANAGEABLE YARD
• CONVENIENT LOCATION
• NEW PAINT THROUGHOUT
• ROOF 2026

Property features AI

Exterior

• Parking: Attached covered carport (1 space); Driveway with level access
• Utilities: Natural gas available; Public sewer; Electric service (other)
• Home design: Single family residence; Residential property
• Construction: Wood siding; Shingle roof; Built in 1957; Slab foundation; Wood-framed windows
• Exterior features: Chain link and privacy fencing; View

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator; White cabinets
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Built-in bookcases; Decorative fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

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: Forest Hill Elementary School (math 4% / reading 23%, grade F, #531 of 627 statewide, top 85%, 549 students, 93% 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 average 90% FRL vs 67% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 27% district-wide (-19 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: 99 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $54k; list at $130k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1957 — 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: 1.17% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $124,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 Druid Dr	0.12mi	3/1.0	1,109 (+3%)	4mo	$130,000	$117	86
1213 Garland St	0.03mi	3/1.0	1,080 (0%)	21mo	$157,500	$146	81
914 David Langan Dr W	0.31mi	3/1.0	1,080 (0%)	6mo	$123,900	$115	81
913 David Langan Dr W	0.32mi	3/1.0	1,080 (0%)	6mo	$110,000	$102	80
1408 Forest Dale Dr	0.25mi	3/1.0	1,100 (+2%)	19mo	$158,000	$144	70
5452 Ardell Dr	0.60mi	3/1.0	1,050 (-3%)	2mo	$115,000	$110	66
1274 Yale Ct	0.18mi	3/2.0	1,210 (+12%)	10mo	$130,000	$107	60
5055 Overlook Rd	0.37mi	2/1.0 (-1)	1,185 (+10%)	4mo	$95,000	$80	59
1257 Bellewood Dr W	0.53mi	3/1.0	999 (-8%)	7mo	$137,540	$138	57
1452 Morlee Dr E	0.71mi	3/1.0	1,027 (-5%)	9mo	$156,900	$153	51
4908 Auburn Dr N	0.31mi	2/1.0 (-1)	1,182 (+9%)	20mo	$119,000	$101	48
1651 Woodley Rd	0.67mi	2/1.0 (-1)	988 (-8%)	23mo	$85,000	$86	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-28
• Equity at exit: $19,383

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $27,074
• Equity at exit: $11,240

Cash invested: $36,400 (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 36618

• Home prices YoY: -22.8%
• Active inventory: 99
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$682
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $330

Break-even live

Break-even rent $1,097

Max offer price $130,000

Occupancy floor 73%

Sensitivity live

Price	-10% $404	-5% $367	+0% $330	+5% $293	+10% $257
Rent	-10% $211	-5% $270	+0% $330	+5% $390	+10% $450
Rate	-1.0pp $396	-0.5pp $363	base $330	+0.5pp $297	+1.0pp $262

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Garland St Mobile, AL	3.0	1.0	1377	$1,450	$1.05	21d	1	0.17mi
914 David Langan Dr E Mobile, AL	3.0	1.0	1080	$1,450	$1.34	44d	1	0.30mi
5477 Ardell Dr Unit 1043691P Mobile, AL	3.0	2.0	1496	$2,680	$1.79	14d	1	0.69mi
1631 Colonial Oaks Dr Mobile, AL	3.0	1.0	1196	$1,100	$0.92	44d	1	0.71mi
5508 Overlook Rd Mobile, AL	3.0	2.0	1260	$1,400	$1.11	14d	1	0.73mi
5751 Overlook Rd Unit A2 Mobile, AL	2.0	1.0	890	$850	$0.96	21d	1	0.98mi
1404 Stevens Ln Mobile, AL	3.0	1.0	1052	$1,275	$1.21	44d	1	1.05mi
912 Wendover Rd Unit 1043703P Mobile, AL	4.0	2.5	1496	$3,190	$2.13	21d	1	1.08mi
5904 Saint Gallen Ave S Unit 1043743P Mobile, AL	4.0	2.0	1496	$3,719	$2.49	21d	1	1.23mi
4410 The Cedars Ave Mobile, AL	2.0	1.0	1232	$1,500	$1.22	44d	1	1.29mi
4410 The Cedars Ave Mobile, AL	2.0	1.0	1232	$1,500	$1.22	14d	1	1.29mi
4174 Benson Dr Mobile, AL	4.0	2.0	1288	$1,400	$1.09	44d	1	1.33mi
5213 Pineview Ln S Mobile, AL	3.0	1.0	1176	$1,575	$1.34	44d	1	1.35mi
5207 Azalea Cir S Mobile, AL	3.0	2.0	1100	$1,490	$1.35	21d	1	1.42mi
4355 Stein Ave Unit C Mobile, AL	2.0	1.5	1200	$1,500	$1.25	21d	1	1.43mi

Listing history 9 events

1. 2026-05-19
   status Active
2. 2026-04-16
   status Pending
3. 2026-03-13
   status Active
4. 2026-03-07
   status Pending
5. 2026-02-26
   listed $130,000 Active
6. 2023-03-07
   soldstatus $53,500
7. 2022-02-28
   price $1,150
8. 2022-02-18
   soldstatus $115,000
9. 2022-02-14
   soldstatus $115,000 1005-char remark

   Show marketing remark (1005 chars)

   Updated & Move-in ready near University of South Alabama & Municipal Park!! This ranch style home features 3 bedrooms - 1 bath - 1,126 sq.ft. New air conditioning & heating system, New laminate hardwood flooring throughout, New dishwasher, updated bathroom with freshly re-glazed bathtub & New fencing. Spacious 15’4” x 12’ family room & Separate dining area. Open kitchen with plenty of cabinets, pantry and built-in desk area + large laundry room just off kitchen. Large fenced yard + separate fenced area for your pets. Great space for entertaining family and friends. Single carport + a double carport with oversized outside storage building. You can even enjoy walks or runs in nearby Municipal Park. Conveniently located near grocery stores, churches, hospitals, restaurants, banking, and Only 2.5 miles to I-65. Location! Location! Location! All updates per the seller. Listing company makes no representation as to accuracy of square footage; buyer to verify.

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $1,570 · $131/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 2/10 Low
• 🌡 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: $18,182
• − Mortgage interest: −$7,282
• − Property taxes: −$1,570
• − Insurance: −$650
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$3,782
• Taxable income: $1,989
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $3,486/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): 17,892
• Household income: $61,550
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 542.0

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 (65%)
• Race & ethnicity: Black 65% White 27% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Romanian 0%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 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: ▼ -64.54%
• Current HPI: 218.7133
• Rent YoY: —
• 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

+13.0% since first listed

9 events — show timeline

• 2026-05-19 Relisted — GCMLS AL
• 2026-04-16 Pending — GCMLS AL
• 2026-03-13 Relisted — GCMLS AL
• 2026-03-07 Pending — GCMLS AL
• 2026-02-26 Listed $130,000 GCMLS AL
• 2023-03-07 Sold (Public Records) $53,500 Public Records
• 2022-02-28 Price Changed $1,150 RENT.
• 2022-02-18 Sold (Public Records) $115,000 Public Records
• 2022-02-14 Sold (MLS) $115,000 GCMLS AL

Property tax history

+8.6%/yr

Latest (2025): $1,570 · +1.7% YoY. Source: county tax records.