659 Maple St · Mobile, AL 36603

$350,000

None bd · 2.0 ba · 2,186 sqft · MultiFamily public records · 165 Days on market

Built 1987 5,344 sqft lot Est $322k · 9% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great investment property!!!! Are you looking for a fixer upper? This four-led could be the investment you've been looking for! With some TLC this could be a great income producing property! Make sure you stop by and take a look!

Key facts

• 5,344 sq ft lot
• 5 parking spots
• Listed 165 days

Property features AI

Finance

• Other: Multi-unit property with 5 total units

Exterior

• Parking: Driveway; Parking for 5 vehicles
• Utilities: Electricity available; Public sewer; Water available
• Home design: Residential income property; Located in the Fisher Tract subdivision; Address: 659 Maple St, Mobile, AL 36603
• Construction: Shingle roof; Construction: Other; No special window features listed
• Exterior features: No fencing; Property has a view

Interior

• Flooring: Carpet and other flooring
• Heating & cooling: Central heating; Ceiling fans
• Interior features: Carpet and other flooring

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $205/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $308k (12.0% 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: Florence Howard Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 488 students, 94% 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 89% FRL vs 67% district-wide (22 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: 36 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.3% 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 (1.3% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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 $22k; list at $350k implies a 1491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.77%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $321,632
• List price: $350,000
• Delta: 8.82%
• Verdict: FAIR
• Comps: 8 within 2.0 mi

Projected returns pro-forma

1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.79×
• Total profit: $77,695
• Equity at exit: $125,375

10-year hold

• IRR: 18.4%
• Equity multiple: 3.30×
• Total profit: $225,710
• Equity at exit: $171,265

Cash invested: $98,000 (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 36603

• Home prices YoY: 2.8%
• Active inventory: 36
• Price-to-rent: 29.8×

Monthly cashflow live

• Estimated rent: $4,899 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $1,025

Break-even live

Break-even rent $3,602

Max offer price $350,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,267	-5% $1,146	+0% $1,025	+5% $904	+10% $783
Rent	-10% $638	-5% $831	+0% $1,025	+5% $1,218	+10% $1,412
Rate	-1.0pp $1,201	-0.5pp $1,114	base $1,025	+0.5pp $934	+1.0pp $842

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$4,900
Total (5 units)			$4,899

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 SpringHill Ave Unit B Mobile, AL	2.0	1.0	2006	$950	$0.47	44d	1	0.88mi
961 Old Shell Rd Unit A Mobile, AL	3.0	2.5	1600	$1,295	$0.81	44d	1	0.98mi
412 Dauphin St Mobile, AL	2.0	1.0–2.5	1553	$2,350	$1.51	14d	2	1.11mi
1141 Montauk Ave Unit 1043864P Mobile, AL	3.0	2.0	1420	$2,741	$1.93	14d	1	1.30mi

Listing history 22 events

1. 2026-06-18
   days on market $350,000 Active 165 DOM
2. 2026-06-17
   days on market $350,000 Active 164 DOM
3. 2026-06-16
   days on market $350,000 Active 163 DOM
4. 2026-06-15
   days on market $350,000 Active 162 DOM
5. 2026-06-14
   days on market $350,000 Active 160 DOM
6. 2026-06-13
   days on market $350,000 Active 159 DOM
7. 2026-06-10
   days on market $350,000 Active 157 DOM
8. 2026-06-09
   days on market $350,000 Active 156 DOM
9. 2026-06-08
   days on market $350,000 Active 155 DOM
10. 2026-06-07
    days on market $350,000 Active 154 DOM
11. 2026-06-05
    days on market $350,000 Active 151 DOM
12. 2026-06-03
    days on market $350,000 Active 150 DOM
13. 2026-06-02
    days on market $350,000 Active 149 DOM
14. 2026-06-01
    days on market $350,000 Active 148 DOM
15. 2026-05-31
    days on market $350,000 Active 147 DOM
16. 2026-05-30
    days on market $350,000 Active 146 DOM
17. 2026-01-09
    status Active
18. 2025-12-25
    status Pending
19. 2025-12-20
    listed $350,000 Active
20. 2019-05-10
    soldstatus $22,000
21. 2019-04-26
    soldstatus $22,000 233-char remark

    Show marketing remark (233 chars)

    Great investment property!!!! Are you looking for a fixer upper? This four-led could be the investment you've been looking for! With some TLC this could be a great income producing property! Make sure you stop by and take a look!

22. 2018-11-26
    listed $35,000 233-char remark

    Show marketing remark (233 chars)

    Great investment property!!!! Are you looking for a fixer upper? This four-led could be the investment you've been looking for! With some TLC this could be a great income producing property! Make sure you stop by and take a look!

ⓘ 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 9/10 Extreme FEMA zone AE · 99% 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: $58,788
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$6,868
• − Repairs & maintenance: −$4,703
• − Management: −$4,703
• − Depreciation: −$10,182
• Taxable income: $7,476
• Est. tax owed @ 24.0%: −$1,794
• After-tax cash flow: $10,504/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): 7,805

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 (85%)
• Race & ethnicity: Black 85% White 12% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 1.32%
• Current HPI: 48.9551
• 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

+900.0% since first listed

6 events — show timeline

• 2026-01-09 Relisted — GCMLS AL
• 2025-12-25 Pending — GCMLS AL
• 2025-12-20 Listed $350,000 GCMLS AL
• 2019-05-10 Sold (Public Records) $22,000 Public Records
• 2019-04-26 Sold (MLS) $22,000 BCAR
• 2018-11-26 Listed $35,000 BCAR

Property tax history

+3.2%/yr

Latest (2025): $588 · +6.9% YoY. Source: county tax records.