554 Cherokee St · Mobile, AL 36606

$99,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 29 Days on market

Built 1990 0.30 ac lot $80/sqft · 66% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• 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

Fully renovated rental home, turn key For Sale! This property has been fully renovated for piece of mind in the future. This newly remodeled rental property includes updates such as; new architectural roof, new vinyl siding, new luxury vinyl plank flooring, new central heat and air system, new water heater, new windows, new doors throughout, new kitchen cabinets, countertops and appliances, new bathroom vanity, new plumbing/electrical finishings and new paint/trim. Right now the home is rented under the affordable housing program at $1,027, which is almost all paid by HUD. Fair market rent is $1,250+ with no additional property renovations to achieve fair market rent. Call your Realtor to s

Key facts

• Fully renovated
• New doors
• New water heater

Tags

• FULLY RENOVATED
• NEW ARCHITECTURAL ROOF
• NEW VINYL SIDING
• NEW WATER HEATER
• NEW WINDOWS
• NEW DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/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: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 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; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 32% 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 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 7892% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $98,401 (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: 1.35% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.44%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (median comp): $60,187
• List price: $99,900
• Delta: 65.98%
• 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
1805 Woodcock Pl	0.34mi	3/2.0	1,233 (-1%)	4mo	$195,000	$158	79
1809 Woodcock Pl	0.34mi	3/2.0	1,210 (-3%)	4mo	$195,000	$161	76
503 Dauphin Island Pkwy	0.14mi	2/1.0 (-1)	1,159 (-7%)	3mo	$40,500	$35	70
710 Euclid Ave	0.54mi	3/2.0	1,222 (-2%)	4mo	$139,000	$114	68
1809 Calmes St	0.18mi	4/2.0 (+1)	1,420 (+14%)	0mo	$45,000	$32	63
603 Glenwood St	0.33mi	3/1.0	1,400 (+12%)	4mo	$137,000	$98	57
1017 Houston St	0.35mi	3/2.0	1,435 (+15%)	3mo	$24,900	$17	56
210 Houston St	0.53mi	2/1.0 (-1)	1,182 (-5%)	2mo	$155,000	$131	56
616 Morgan Ave	0.66mi	3/2.0	1,150 (-8%)	3mo	$42,000	$37	54
1709 Belfast St	0.44mi	3/2.0	1,078 (-14%)	4mo	$31,250	$29	54
417 Crenshaw St	0.43mi	4/1.0 (+1)	1,426 (+14%)	3mo	$48,000	$34	45
165 S Fulton St	0.68mi	2/1.0 (-1)	1,085 (-13%)	1mo	$261,000	$241	37

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: 13.6%
• Equity multiple: 1.55×
• Total profit: $15,508
• Equity at exit: $14,895

10-year hold

• IRR: 23.8%
• Equity multiple: 3.25×
• Total profit: $62,804
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $453

Break-even live

Break-even rent $778

Max offer price $99,900

Occupancy floor 61%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	43d	1	0.11mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	43d	1	0.14mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	21d	1	0.30mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	43d	1	0.39mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	43d	1	0.49mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	43d	1	0.49mi
400 Westwood St Mobile, AL	1.0–2.0	1.0	750	$1,005	$1.34	43d	1	0.56mi
728 Bankhead Pl Mobile, AL	2.0	1.0	810	$675	$0.83	43d	1	0.59mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	43d	1	0.61mi
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	21d	1	0.64mi
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	13d	1	0.65mi
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	43d	1	0.69mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	43d	1	0.76mi
767 Jemison St Mobile, AL	2.0	1.0	850	$750	$0.88	43d	1	0.78mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	43d	1	0.93mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	43d	1	1.00mi
2503 Richard Ave Mobile, AL	2.0	1.0	928	$805	$0.87	13d	1	1.05mi
104 Ellinor St Mobile, AL	2.0	1.0	896	$1,275	$1.42	21d	1	1.05mi
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	43d	1	1.06mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	43d	1	1.08mi
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	13d	1	1.08mi
2500 Taylor Ave Mobile, AL	2.0	1.0	840	$1,195	$1.42	43d	1	1.09mi
2507 Taylor Ave Mobile, AL	3.0	1.0	1230	$1,495	$1.22	13d	1	1.10mi
111 S Catherine St Mobile, AL	2.0	1.0	891	$899	$1.01	43d	1	1.10mi
2656 Pathway Pl Mobile, AL	2.0–3.0	1.0	778	$1,261	$1.62	13d	9	1.17mi
200 S Florida St Unit 101 Mobile, AL	2.0	2.0	1150	$1,375	$1.20	21d	1	1.19mi
1204 Seneca St Mobile, AL	3.0	2.0	1425	$1,345	$0.94	13d	1	1.21mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	13d	1	1.25mi
1566 Dauphin St Unit Back Carriage House Mobile, AL	3.0	1.0	1300	$1,200	$0.92	43d	1	1.28mi
129 Shell Road Pl Unit 1043713P Mobile, AL	4.0	2.0	1496	$3,389	$2.27	21d	1	1.32mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	43d	1	1.38mi
461 Magnolia Rd Unit A Mobile, AL	2.0	1.0	989	$825	$0.83	43d	1	1.49mi
107 Grand Blvd Mobile, AL	2.0	2.0	1200	$1,295	$1.08	21d	1	1.50mi

Listing history 5 events

1. 2026-05-01
   price $99,900
2. 2025-07-14
   historical $1,250
3. 2025-07-04
   listed $1,250
4. 2024-08-02
   historical $1,200
5. 2024-07-19
   listed $1,200

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $593 · $49/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 · 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: $16,224
• − Mortgage interest: −$5,596
• − Property taxes: −$593
• − Insurance: −$500
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,906
• Taxable income: $4,034
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,470/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

+8225.0% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $99,900 GCMLS AL
• 2025-07-14 Rental Removed $1,250 APPFOLIO
• 2025-07-04 Listed for Rent $1,250 APPFOLIO
• 2024-08-02 Rental Removed $1,200 APPFOLIO
• 2024-07-19 Listed for Rent $1,200 APPFOLIO

Property tax history

+1.4%/yr

Latest (2025): $593 · +0.0% YoY. Source: county tax records.