1950 Pleasant Ave · Mobile, AL 36617

$73,200

2 bd · 2.0 ba · 988 sqft · SingleFamily · 3 Days on market

Poor condition 8,755 sqft lot Est $59k · 23% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0

Listing remarks

Investor special duplex in the heart of midtown Mobile. The property was income producing and just waiting to have the right owner with the right potential.

Key facts

• 8,755 sq ft lot
• Listed 3 days

Property features AI

Exterior

• Parking: No parking
• Utilities: Water available; Electric: other; Sewer: other; No land lease
• Home design: Single Family Residence; Residential property
• Construction: Block construction; Composition roof; Block foundation; Located in Pleasant View subdivision
• Exterior features: No special exterior features; No fencing; View available

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; No fireplace; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $73k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Cap rate 14.2% 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: Holloway Elementary (math 5% / reading 19%, grade F, #554 of 627 statewide, top 88%, 498 students, 98% FRL); Booker T Washington Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 340 students, 95% FRL); John L Leflore Magnet School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 618 students, 84% FRL) — zoned schools average 92% FRL vs 67% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 27% district-wide (-20 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: 40 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($506 loan paydown + $3k appreciation (4.8% local appreciation)).
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $73,200

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.71% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.21%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $59,280
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Mott Dr W	0.40mi	2/1.0	939 (-5%)	13mo	$38,000	$40	59
2024 Mott Dr W	0.52mi	2/1.0	1,070 (+8%)	0mo	$38,500	$36	58
557 Kent St	0.64mi	2/1.0	1,008 (+2%)	10mo	$37,500	$37	54
567 Kent St	0.69mi	3/1.0 (+1)	997 (+1%)	3mo	$39,000	$39	54
2253 Barlow St	0.54mi	3/1.0 (+1)	970 (-2%)	13mo	$59,500	$61	52
1869 S Mott Dr	0.37mi	3/1.0 (+1)	1,076 (+9%)	13mo	$95,000	$88	48
500 Summerville St	0.53mi	3/1.0 (+1)	1,036 (+5%)	15mo	$54,300	$52	46
2001 Diggs Ave	0.46mi	3/1.0 (+1)	914 (-8%)	20mo	$75,000	$82	40
1510 Congress St	0.71mi	3/1.0 (+1)	941 (-5%)	13mo	$64,900	$69	39
2106 General Gorgas Dr N	0.73mi	3/1.0 (+1)	975 (-1%)	19mo	$148,000	$152	39
2304 Rushing Dr	0.73mi	3/1.0 (+1)	1,092 (+10%)	4mo	$65,000	$60	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.28×
• Total profit: $46,644
• Equity at exit: $40,493

10-year hold

• IRR: 35.6%
• Equity multiple: 6.61×
• Total profit: $114,979
• Equity at exit: $69,082

Cash invested: $20,496 (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 36617

• Home prices YoY: 3.9%
• Active inventory: 40
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$384
• Tax est. 1.5%: −$92 /mo · $1,098/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $482

Break-even live

Break-even rent $640

Max offer price $73,200

Occupancy floor 56%

Sensitivity live

Price	-10% $532	-5% $507	+0% $482	+5% $456	+10% $431
Rent	-10% $383	-5% $432	+0% $482	+5% $531	+10% $581
Rate	-1.0pp $519	-0.5pp $500	base $482	+0.5pp $463	+1.0pp $443

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: $18,300
• Closing costs: $2,196
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Stanton Rd Unit D25 Mobile, AL	1.0	1.0	588	$895	$1.52	46d	1	0.31mi
186 Stanton Rd Mobile, AL	1.0–3.0	1.0–2.5	1263	$2,062	$1.63	46d	1	0.56mi
12 S Catherine St Unit 2 Mobile, AL	1.0	1.0	700	$725	$1.04	23d	1	1.16mi
2161 Homewood St Unit B Mobile, AL	1.0	1.0	600	$1,295	$2.16	23d	1	1.27mi
57 N Ann St Unit 1043453P Mobile, AL	2.0	2.0	1065	$2,015	$1.89	23d	1	1.30mi
1254 Old Shell Rd Mobile, AL	1.0–2.0	1.0	660	$975	$1.48	15d	4	1.32mi
111 S Catherine St Mobile, AL	2.0	1.0	891	$899	$1.01	46d	1	1.34mi
104 Ellinor St Mobile, AL	2.0	1.0	896	$1,275	$1.42	23d	1	1.40mi
113 Randolph St Unit 1 Mobile, AL	1.0	1.0	800	$958	$1.20	23d	1	1.41mi
2604 Dauphin St Mobile, AL	2.0	1.0	950	$1,072	$1.13	46d	2	1.46mi
2604 Dauphin St #210 Mobile, AL	2.0	1.0	950	$1,150	$1.21	23d	1	1.46mi

Listing history 3 events

1. 2026-06-21
   days on market $73,200 Active 3 DOM
2. 2026-06-18
   remarks 156-char remark
3. 2026-06-18
   listed $73,200 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 21 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: $15,002
• − Mortgage interest: −$4,100
• − Property taxes: −$1,098
• − Insurance: −$366
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,129
• Taxable income: $4,908
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $4,603/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to become move-in ready. Significant structural and aesthetic issues need addressing to increase its value.

Repairs flagged

• Major roof — Significant damage and visible leaks
• Major exterior siding — Severe peeling and damage
• Major flooring — Exposed subflooring and missing flooring
• Major interior walls — Peeling paint and exposed drywall

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both Roof replacement — Fixes major structural issue and improves property value
• Both Exterior siding repair and repainting — Improves property appearance and value
• Both Flooring replacement — Fixes major structural issue and improves property value
• Both Interior wall repair and repainting — Improves property appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and visible leaks	Major	$15,000–50,000
exterior siding · Severe peeling and damage	Major	$15,000–50,000
flooring · Exposed subflooring and missing flooring	Major	$15,000–50,000
interior walls · Peeling paint and exposed drywall	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Roof replacement — Fixes major structural issue and improves property value ↑
• Both Exterior siding repair and repainting — Improves property appearance and value ↑
• Both Flooring replacement — Fixes major structural issue and improves property value ↑
• Both Interior wall repair and repainting — Improves property appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 205,729
• Population (ZIP): 11,952

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 (97%)
• Race & ethnicity: Black 97% White 2%
• Foreign-born: 0%

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: ▲ 4.78%
• Current HPI: 128.8377
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-18 Listed $73,200 GCMLS AL