555 Downing St E · Mobile, AL 36617

$45,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 16 Days on market

Built 1987 7,122 sqft lot Est $68k · 34% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 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
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Investor Special! Great Fixer-Upper Opportunity! This charming 2-bedroom, 1-bath home offers incredible potential for investors, renovators, or first-time buyers looking to add their personal touch. Conveniently located near University Hospital, this property provides a solid foundation for renovation and future value. The home features a spacious living room with a fireplace, an eat-in kitchen, and indoor laundry. Just off the kitchen is a versatile bonus room that could serve as a playroom, office, mudroom, or additional flex space, with a side entrance for added convenience. Outside, you'll find generous front and back yard space, perfect for landscaping, gardening, or outdoor living ide

Key facts

• Eat-in kitchen
• Indoor laundry
• Versatile bonus room

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• INDOOR LAUNDRY
• VERSATILE BONUS ROOM
• GENEROUS FRONT YARD SPACE
• GENEROUS BACK YARD SPACE

Property features AI

Finance

• Other: Not on land lease; Subdivision: Cedar Haven

Exterior

• Parking: Carport; Driveway; 3 total parking spaces (includes 1 carport space)
• Utilities: Cable available; Electricity available (220 volts); Natural gas available; Public sewer; Water available
• Home design: Single-family residence; Residential property
• Construction: Built in 1987; Asbestos siding (construction material); Shingle roof; Slab foundation; Wood frame windows
• Exterior features: No special exterior features listed; No fencing; No pool or spa; Property has a view

Interior

• Kitchen: Gas oven; Refrigerator; Eat-in kitchen with cabinets
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9-foot ceilings on main level; Brick living room fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.7% 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); John L Leflore Magnet School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 618 students, 84% FRL) — zoned schools average 91% FRL vs 67% district-wide (23 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of equity ($311 loan paydown + $2k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($44k) 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 $44,325 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.52% ✓
• Cap rate: 22.65%
• Cash-on-cash: 58.42%
• DSCR: 3.60
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $68,224
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
556 Kent St	0.03mi	2/1.0	775 (-7%)	11mo	$110,000	$142	78
2005 Mott Dr W	0.40mi	2/1.0	939 (+13%)	13mo	$38,000	$40	49
2001 Diggs Ave	0.43mi	3/1.0 (+1)	914 (+10%)	20mo	$75,000	$82	42
1815 Toulmin Ave	0.73mi	3/1.5 (+1)	890 (+7%)	15mo	$19,500	$22	35

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: 65.2%
• Equity multiple: 4.88×
• Total profit: $48,870
• Equity at exit: $24,893

10-year hold

• IRR: 63.2%
• Equity multiple: 10.07×
• Total profit: $114,242
• Equity at exit: $42,468

Cash invested: $12,600 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$236
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $613

Break-even live

Break-even rent $359

Max offer price $45,000

Occupancy floor 41%

Sensitivity live

Price	-10% $639	-5% $626	+0% $613	+5% $601	+10% $588
Rent	-10% $524	-5% $569	+0% $613	+5% $658	+10% $703
Rate	-1.0pp $636	-0.5pp $625	base $613	+0.5pp $602	+1.0pp $590

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	44d	1	0.64mi
186 Stanton Rd Mobile, AL	1.0–3.0	1.0–2.5	1263	$2,062	$1.63	44d	1	0.96mi
2853 Josephine St Mobile, AL	2.0	1.0	780	$975	$1.25	21d	1	1.14mi
2850 Edgewood St Mobile, AL	2.0	1.0	816	$1,000	$1.23	21d	1	1.17mi
708 Bond St Mobile, AL	3.0	1.0	1100	$1,350	$1.23	21d	1	1.26mi
113 Randolph St Unit 1 Mobile, AL	1.0	1.0	800	$958	$1.20	21d	1	1.31mi
2966 Northwest Dr Mobile, AL	3.0	1.0	792	$895	$1.13	21d	1	1.46mi
156 Hemley Ave Mobile, AL	3.0	1.0	936	$1,195	$1.28	44d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $45,000 Active 16 DOM
2. 2026-06-17
   days on market $45,000 Active 15 DOM
3. 2026-06-16
   days on market $45,000 Active 14 DOM
4. 2026-06-15
   price $45,000 Active 13 DOM
5. 2026-06-15
   days on market $55,000 Active 13 DOM
6. 2026-06-14
   days on market $55,000 Active 11 DOM
7. 2026-06-13
   days on market $55,000 Active 10 DOM
8. 2026-06-10
   days on market $55,000 Active 8 DOM
9. 2026-06-09
   days on market $55,000 Active 7 DOM
10. 2026-06-09
    price $55,000 Active 6 DOM
11. 2026-06-08
    days on market $60,000 Active 6 DOM
12. 2026-06-07
    days on market $60,000 Active 5 DOM
13. 2026-06-05
    days on market $60,000 Active 2 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-03
    listed $60,000 Active 1 DOM

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $343 · $29/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 ≥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: $13,621
• − Mortgage interest: −$2,521
• − Property taxes: −$343
• − Insurance: −$225
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,309
• Taxable income: $7,044
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $5,670/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
• 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

• 2026-06-03 Listed $60,000 GCMLS AL

Property tax history

-0.4%/yr

Latest (2023): $343 · +0.0% YoY. Source: county tax records.