4203 Arcturus Ln · Mobile, AL 36693

$185,195

4 bd · 1.5 ba · 1,549 sqft · SingleFamily public records · 8 Days on market

Built 1960 0.54 ac lot $120/sqft · 12% below area Est $210k · 12% under

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +12.8/15.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This Property is listed as a VRM (Value Range Marketing). The Seller will entertain offers between $185,000 and $195,000. * * * Welcome home to this well-maintained 4-bedroom, 1.5-bath home in Skyland Park! Designed for both everyday living and entertaining, this property offers a comfortable and functional layout. Recent updates include fresh interior paint, a new roof, and stylish granite countertops in both the kitchen and bathroom, creating a cohesive and modern feel throughout. Inside, you’ll find a spacious living area that flows into the dining space, creating an open, inviting atmosphere. The kitchen offers ample cabinet and countertop space, perfect for meal prep and ga

Key facts

• Spacious living area
• Convenient access
• Granite countertops

Tags

• NEW ROOF
• GRANITE COUNTERTOPS
• SPACIOUS LIVING AREA
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available (110 volts); Water available; Public sewer
• Home design: Single-family residential property; Brick (3 sides) construction
• Construction: Built in 1960; Slab foundation; Shingle roof
• Exterior features: Back yard fencing; No additional exterior features listed; Property has a view

Interior

• Kitchen: Electric range
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (10.8% below list).
• Recommended offer: $165k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 flat; 144 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 8 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,222 (10.8% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.89% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $209,770
• List price: $185,195
• Delta: -11.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4203 Arcturus Ln	0.00mi	4/1.5	1,549 (0%)	1mo	$189,000	$122	100
4160 Aldebaran Way	0.05mi	3/2.0 (-1)	1,719 (+11%)	1mo	$127,500	$74	72
1226 Barcelona Dr	0.40mi	3/2.0 (-1)	1,614 (+4%)	1mo	$239,500	$148	66
4158 Highway 90 Dr	0.23mi	3/1.0 (-1)	1,688 (+9%)	1mo	$183,000	$108	66
1409 ALTAIR Ln	0.32mi	3/2.0 (-1)	1,689 (+9%)	2mo	$295,000	$175	61
4270 Taurus Dr	0.21mi	3/2.0 (-1)	1,746 (+13%)	6mo	$218,000	$125	57
1208 Sudan St	0.49mi	3/2.0 (-1)	1,386 (-10%)	4mo	$160,100	$116	49
2359 Demetropolis Rd	0.67mi	4/1.5	1,344 (-13%)	2mo	$78,000	$58	45
4117 Beacon Ln	0.63mi	3/2.0 (-1)	1,721 (+11%)	7mo	$279,900	$163	39
5032 Brookfield Dr N	0.72mi	3/1.5 (-1)	1,336 (-14%)	1mo	$185,000	$138	37
3155 Maudelayne Dr E	0.68mi	3/2.0 (-1)	1,770 (+14%)	6mo	$155,000	$88	33
4254 Spring Valley Dr S	0.73mi	3/2.0 (-1)	1,781 (+15%)	4mo	$228,000	$128	31

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 · 0.24% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.58×
• Total profit: $-22,028
• Equity at exit: $27,613

10-year hold

• IRR: -7.1%
• Equity multiple: 0.60×
• Total profit: $-20,715
• Equity at exit: $16,012

Cash invested: $51,855 (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 36693

• Home prices YoY: -28.1%
• Rents YoY: 0.2%
• Active inventory: 144
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$971
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $197

Break-even live

Break-even rent $1,403

Max offer price $185,195

Occupancy floor 83%

Sensitivity live

Price	-10% $302	-5% $249	+0% $197	+5% $144	+10% $92
Rent	-10% $66	-5% $131	+0% $197	+5% $262	+10% $327
Rate	-1.0pp $290	-0.5pp $244	base $197	+0.5pp $149	+1.0pp $100

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: $46,299
• Closing costs: $5,556
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4861 Woodcliff Dr N Mobile, AL	3.0	2.0	1610	$1,300	$0.81	45d	1	0.28mi
4273 Vega Dr Mobile, AL	3.0	1.5	1300	$1,600	$1.23	45d	1	0.37mi
4361 Montclair Cir E Mobile, AL	3.0	2.0	1456	$1,700	$1.17	45d	1	0.83mi
2754 Seaton Ct Mobile, AL	3.0	2.5	1640	$1,950	$1.19	15d	1	0.95mi
1611 Rochelle St Mobile, AL	3.0	2.0	1085	$1,650	$1.52	22d	1	1.03mi
4950 Government Blvd Mobile, AL	1.0–4.0	1.0–2.5	1225	$1,483	$1.21	15d	7	1.29mi
713 Raines Dr Mobile, AL	4.0	2.0	1600	$1,858	$1.16	15d	1	1.32mi
4017 Cottage Hill Rd Mobile, AL	3.0	2.5	1616	$1,495	$0.93	45d	1	1.36mi
4017 Cottage Hill Rd #69 Mobile, AL	3.0	2.5	1616	$1,495	$0.93	22d	1	1.36mi
4213 Malibar Dr Mobile, AL	3.0	1.0	1100	$1,458	$1.33	22d	1	1.38mi
4242 Marmora Dr Mobile, AL	3.0	1.5	1053	$1,500	$1.42	45d	1	1.38mi
4077 Lancewood Dr S Mobile, AL	4.0	1.0	1283	$1,600	$1.25	45d	1	1.42mi
654 Ynestra Dr Mobile, AL	3.0	1.5	1134	$1,300	$1.15	15d	1	1.50mi

Listing history 3 events

1. 2026-05-05
   status Pending 1109-char remark
2. 2026-04-27
   listed $185,195 Active 1109-char remark
3. 2025-12-12
   soldstatus $58,000

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$37/yr (+$3/mo · 5.1%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,827
• − Mortgage interest: −$10,374
• − Property taxes: −$723
• − Insurance: −$926
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$5,387
• Taxable loss: −$756
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $2,542/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): 18,726
• Household income: $68,933
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 498.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 5% Asian 4% Two or more races 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 4% Tagalog/Filipino 2% Vietnamese 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: ▼ -71.22%
• Current HPI: 182.6406
• Rent YoY: ▲ 0.24%
• 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

+225.9% since first listed

4 events — show timeline

• 2026-06-04 Sold (MLS) $189,000 GCMLS AL
• 2026-05-05 Pending — GCMLS AL
• 2026-04-27 Listed $185,195 GCMLS AL
• 2025-12-12 Sold (Public Records) $58,000 Public Records

Property tax history

-11.1%/yr

Latest (2025): $723 · +0.2% YoY. Source: county tax records.