713 Mandrell St · Mobile, AL 36606

$85,000

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 217 Days on market

Built 1994 6,786 sqft lot $110/sqft · 59% above area

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Why this score? — see what drove the B- 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming bungalow-style cottage offers timeless appeal and comfort. Situated on a mature lot, the property is graced by majestic oak trees providing ample shade. A spacious front porch, enclosed by a classic waist-high white railing, is ideal for relaxing or decorating with planters and seasonal décor. Inside, the generous bonus room seamlessly connects the family room and kitchen, offering versatile use as a dining room, home office, or flexible space. A private wooden deck extends off the back of the home, overlooking a fully fenced yard perfect for outdoor gatherings. The property also features an impressive 12’ x 34’ storage building, previously wired as a workshop, which adds extra functionality. Recent updates include a new energy-efficient HVAC unit (2022) and a water heater (2023). A brand-new architectural shingle roof was installed in 2025. Conveniently located just one block off Government Boulevard, this home is only minutes from retail, dining, and easy interstate access.

Key facts

• Majestic oak trees
• Spacious front porch
• Private wooden deck

Tags

• BUNGALOW STYLE COTTAGE
• MAJESTIC OAK TREES
• SPACIOUS FRONT PORCH
• PRIVATE WOODEN DECK
• FULLY FENCED YARD
• ENERGY EFFICIENT HVAC UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 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 (+5.1%/yr); 174 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $588 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; 30% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.24% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $53,488
• List price: $85,000
• Delta: 58.91%
• 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
461 Pinehill Dr	0.54mi	2/1.0	802 (+4%)	16mo	$59,433	$74	55
2600 Burgess St	0.63mi	2/1.0	770 (-1%)	21mo	$53,000	$69	52
606 Morgan Ave	0.57mi	2/1.0	800 (+3%)	21mo	$10,000	$13	51
602 Morgan Ave	0.59mi	2/1.0	800 (+3%)	21mo	$10,000	$13	50
966 Mcrae Ave	0.46mi	2/1.0	728 (-6%)	22mo	$53,000	$73	50
460 Pinehill Dr	0.52mi	3/1.0 (+1)	864 (+12%)	3mo	$51,500	$60	49
729 Jemison St	0.45mi	2/1.0	863 (+11%)	13mo	$10,000	$12	49
2757 Thompson Dr N	0.59mi	2/1.0	672 (-13%)	2mo	$75,000	$112	49
705 Euclid Ave	0.67mi	2/1.0	805 (+4%)	20mo	$25,000	$31	46
2067 Victory Ct	0.75mi	2/1.0	846 (+9%)	5mo	$44,500	$53	45
702 Glenwood St	0.71mi	2/1.0	889 (+15%)	7mo	$40,000	$45	36
623 Westwood St	0.55mi	3/1.0 (+1)	886 (+14%)	21mo	$58,000	$65	28

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: 7.4%
• Equity multiple: 1.30×
• Total profit: $7,069
• Equity at exit: $12,674

10-year hold

• IRR: 18.4%
• Equity multiple: 2.66×
• Total profit: $39,600
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$446
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $293

Break-even live

Break-even rent $680

Max offer price $85,000

Occupancy floor 67%

Sensitivity live

Price	-10% $341	-5% $317	+0% $293	+5% $269	+10% $244
Rent	-10% $210	-5% $251	+0% $293	+5% $334	+10% $376
Rate	-1.0pp $335	-0.5pp $314	base $293	+0.5pp $271	+1.0pp $248

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	44d	1	0.32mi
767 Jemison St Mobile, AL	2.0	1.0	850	$750	$0.88	44d	1	0.49mi
461 Magnolia Rd Unit A Mobile, AL	2.0	1.0	989	$825	$0.83	44d	1	0.53mi
2904 Pleasant Valley Rd Mobile, AL	2.0	1.0	815	$899	$1.10	44d	1	0.60mi
442 Cottage Hill Rd Unit 13 Mobile, AL	1.0	1.0	637	$860	$1.35	44d	1	0.60mi
728 Bankhead Pl Mobile, AL	2.0	1.0	810	$675	$0.83	44d	1	0.60mi
2901 Pleasant Valley Rd Mobile, AL	1.0	1.0	578	$775	$1.34	44d	1	0.61mi
751 Farnell Ln Mobile, AL	2.0	1.0	1100	$1,400	$1.27	44d	1	0.67mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	44d	1	0.80mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	44d	1	0.82mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	14d	1	0.82mi
400 Westwood St Mobile, AL	1.0–2.0	1.0	750	$1,005	$1.34	44d	1	0.82mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	44d	1	0.84mi
957 Navco Rd Mobile, AL	2.0	1.5	812	$850	$1.05	22d	1	0.87mi
2656 Pathway Pl Mobile, AL	2.0–3.0	1.0	778	$949	$1.22	14d	9	0.91mi
505 Bel Air Blvd Mobile, AL	1.0–2.0	1.0–2.0	976	$1,274	$1.30	14d	16	0.94mi
3171 Pleasant Valley Rd Mobile, AL	2.0	1.0	875	$800	$0.91	44d	1	0.99mi
2859 Brierwood Dr Mobile, AL	3.0	1.0	1057	$1,500	$1.42	14d	1	1.03mi
3210 Pleasant Valley Rd Mobile, AL	2.0	1.0	850	$825	$0.97	44d	1	1.08mi
2503 Richard Ave Mobile, AL	2.0	1.0	928	$805	$0.87	14d	1	1.09mi
276 S Sage Ave Mobile, AL	1.0–2.0	1.0	850	$1,055	$1.24	44d	1	1.12mi
916 Delmar Dr Mobile, AL	3.0	1.0	1100	$1,400	$1.27	14d	1	1.13mi
2500 Taylor Ave Mobile, AL	2.0	1.0	840	$1,195	$1.42	44d	1	1.17mi
168 W Collins St Mobile, AL	3.0	1.0	968	$725	$0.75	22d	1	1.19mi
1302 Navco Rd Mobile, AL	2.0	1.0	1009	$935	$0.93	14d	13	1.23mi
104 Ellinor St Mobile, AL	2.0	1.0	896	$1,275	$1.42	22d	1	1.37mi
2161 Homewood St Unit B Mobile, AL	1.0	1.0	600	$1,295	$2.16	22d	1	1.48mi

Listing history 4 events

1. 2026-05-06
   status Pending 1032-char remark

   Show marketing remark (1032 chars)

   This charming bungalow-style cottage offers timeless appeal and comfort. Situated on a mature lot, the property is graced by majestic oak trees providing ample shade. A spacious front porch, enclosed by a classic waist-high white railing, is ideal for relaxing or decorating with planters and seasonal décor. Inside, the generous bonus room seamlessly connects the family room and kitchen, offering versatile use as a dining room, home office, or flexible space. A private wooden deck extends off the back of the home, overlooking a fully fenced yard perfect for outdoor gatherings. The property also features an impressive 12’ x 34’ storage building, previously wired as a workshop, which adds extra functionality. Recent updates include a new energy-efficient HVAC unit (2022) and a water heater (2023). A brand-new architectural shingle roof was installed in 2025. Conveniently located just one block off Government Boulevard, this home is only minutes from retail, dining, and easy interstate access.

2. 2026-03-26
   price $85,000 1032-char remark

   Show marketing remark (1032 chars)

   This charming bungalow-style cottage offers timeless appeal and comfort. Situated on a mature lot, the property is graced by majestic oak trees providing ample shade. A spacious front porch, enclosed by a classic waist-high white railing, is ideal for relaxing or decorating with planters and seasonal décor. Inside, the generous bonus room seamlessly connects the family room and kitchen, offering versatile use as a dining room, home office, or flexible space. A private wooden deck extends off the back of the home, overlooking a fully fenced yard perfect for outdoor gatherings. The property also features an impressive 12’ x 34’ storage building, previously wired as a workshop, which adds extra functionality. Recent updates include a new energy-efficient HVAC unit (2022) and a water heater (2023). A brand-new architectural shingle roof was installed in 2025. Conveniently located just one block off Government Boulevard, this home is only minutes from retail, dining, and easy interstate access.

3. 2025-10-01
   listed $93,000 Active 1032-char remark

   Show marketing remark (1032 chars)

   This charming bungalow-style cottage offers timeless appeal and comfort. Situated on a mature lot, the property is graced by majestic oak trees providing ample shade. A spacious front porch, enclosed by a classic waist-high white railing, is ideal for relaxing or decorating with planters and seasonal décor. Inside, the generous bonus room seamlessly connects the family room and kitchen, offering versatile use as a dining room, home office, or flexible space. A private wooden deck extends off the back of the home, overlooking a fully fenced yard perfect for outdoor gatherings. The property also features an impressive 12’ x 34’ storage building, previously wired as a workshop, which adds extra functionality. Recent updates include a new energy-efficient HVAC unit (2022) and a water heater (2023). A brand-new architectural shingle roof was installed in 2025. Conveniently located just one block off Government Boulevard, this home is only minutes from retail, dining, and easy interstate access.

4. 2006-09-01
   soldstatus $65,500

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $671 · $56/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 · 19 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: $12,602
• − Mortgage interest: −$4,761
• − Property taxes: −$671
• − Insurance: −$425
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,473
• Taxable income: $2,256
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $2,970/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

+29.8% since first listed

4 events — show timeline

• 2026-05-06 Pending — GCMLS AL
• 2026-03-26 Price Changed $85,000 GCMLS AL
• 2025-10-01 Listed $93,000 GCMLS AL
• 2006-09-01 Sold (Public Records) $65,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $671 · +5.6% YoY. Source: county tax records.