4064 S Wesley Ln · Mobile, AL 36609

$179,900

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 6 Days on market

Built 1989 8,293 sqft lot Est $156k · 16% over

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Why this score? — see what drove the F 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 +14.0/30.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy 3-bedroom, 1-bathroom home perfectly situated near everything you need! As you step inside, you are greeted by an impressively large living room featuring rich, dark hardwood floors and a massive window that floods the space with natural light. Entertainment is a breeze thanks to the homes open and inviting layout. The beautifully updated kitchen boasts crisp white cabinetry, sweeping granite countertops, tile flooring, and stainless-steel appliances. It flows seamlessly into a remarkably spacious dining area, ensuring you never miss a single moment of the conversation with your guests while you cook. The well-appointed full bathroom is clean and modern, offering a gorg

Key facts

• Massive window
• Large living room
• Open layout

Tags

• LARGE LIVING ROOM
• HARDWOOD FLOORS
• MASSIVE WINDOW
• OPEN LAYOUT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; Natural gas available; Public sewer; Public water
• Home design: Single family residence; Residential property
• Construction: Built in 1989; Vinyl siding; Shingle roof; No listed foundation details
• Exterior features: Private yard; Fenced yard; Shed

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Open floorplan; White kitchen cabinets; Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $23 ($273/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 $138k (23.4% below list).
• Recommended offer: $138k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Elizabeth Fonde Elementary School (math 6% / reading 26%, grade F, #502 of 627 statewide, top 80%, 725 students, 87% FRL); Wp Davidson High School (math 36% / reading 41%, grade F, #37 of 305 statewide, top 12%, 1,535 students, 61% FRL).
• Market conditions: Rents rising (+3.1%/yr); 144 active listings in the ZIP; 27 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).
• This rent runs 33% of the median local income ($50k/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 $1k of loan paydown is wiped out by about $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $180k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,888 (23.4% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $155,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4077 Lancewood Dr S	0.35mi	4/1.0 (+1)	1,284 (+1%)	2mo	$125,000	$97	76
705 Littledale Rd	0.35mi	3/2.0	1,189 (-7%)	1mo	$160,000	$135	68
552 Tamworth Ct	0.28mi	3/1.0	1,135 (-11%)	3mo	$159,500	$141	66
713 Raines Dr	0.53mi	3/1.0	1,347 (+6%)	2mo	$73,000	$54	65
5120 Ridgedale Rd	0.33mi	3/2.0	1,428 (+12%)	1mo	$130,000	$91	60
661 Raines Dr	0.43mi	3/1.5	1,134 (-11%)	1mo	$122,000	$108	59
4259 Raines Dr	0.51mi	3/1.5	1,394 (+9%)	1mo	$184,000	$132	58
407 Laborde Dr	0.70mi	3/2.0	1,225 (-4%)	2mo	$184,000	$150	56
1618 Catalina Dr	0.66mi	3/1.5	1,196 (-6%)	3mo	$120,000	$100	54
4126 Springdale Rd	0.54mi	3/2.0	1,380 (+8%)	3mo	$169,000	$122	54
500 Castile Dr	0.59mi	3/1.0	1,137 (-11%)	3mo	$35,000	$31	52
4275 Raines Dr	0.56mi	3/1.0	1,107 (-13%)	2mo	$172,000	$155	51

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-27,692
• Equity at exit: $26,824

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-22,205
• Equity at exit: $15,554

Cash invested: $50,372 (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 36609

• Rents YoY: 3.1%
• Active inventory: 144
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$943
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $23

Break-even live

Break-even rent $1,350

Max offer price $179,900

Occupancy floor 93%

Sensitivity live

Price	-10% $125	-5% $74	+0% $23	+5% $-28	+10% $-79
Rent	-10% $-86	-5% $-32	+0% $23	+5% $77	+10% $132
Rate	-1.0pp $113	-0.5pp $69	base $23	+0.5pp $-24	+1.0pp $-71

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4057 Gaylark Rd N Mobile, AL	3.0	1.0	1080	$1,275	$1.18	22d	1	0.13mi
550 Tamworth Ct Mobile, AL	3.0	1.0	1000	$1,295	$1.29	44d	1	0.28mi
552 Tamworth Ct Mobile, AL	3.0	1.0	1100	$1,450	$1.32	44d	1	0.28mi
4161 Rebecca Rd Mobile, AL	3.0	1.0	1214	$1,500	$1.24	14d	1	0.29mi
654 Ynestra Dr Mobile, AL	3.0	1.5	1134	$1,300	$1.15	14d	1	0.32mi
4077 Lancewood Dr S Mobile, AL	4.0	1.0	1283	$1,600	$1.25	44d	1	0.34mi
5155 Ridgedale Rd Mobile, AL	3.0	1.5	1263	$1,400	$1.11	14d	1	0.36mi
4118 Seabreeze Rd N Mobile, AL	3.0	1.0	1088	$1,100	$1.01	44d	1	0.37mi
4213 Malibar Dr Mobile, AL	3.0	1.0	1100	$1,458	$1.33	22d	1	0.46mi
713 Raines Dr Mobile, AL	4.0	2.0	1600	$1,858	$1.16	14d	1	0.52mi
4242 Marmora Dr Mobile, AL	3.0	1.5	1053	$1,500	$1.42	44d	1	0.54mi
4306 Via Alta Dr Mobile, AL	3.0	2.0	1640	$1,600	$0.98	44d	1	0.58mi
833 S University Blvd Mobile, AL	1.0–2.0	1.0–2.0	855	$1,190	$1.39	14d	12	0.67mi
651 Azalea Rd Mobile, AL	2.0–3.0	1.0–1.5	890	$1,232	$1.38	44d	1	0.67mi
506 Seville Dr Mobile, AL	3.0	1.5	1200	$1,350	$1.12	14d	1	0.73mi
4017 Cottage Hill Rd #69 Mobile, AL	3.0	2.5	1616	$1,495	$0.93	22d	1	0.81mi
4017 Cottage Hill Rd Mobile, AL	3.0	2.5	1616	$1,495	$0.93	44d	1	0.81mi
3993 Cottage Hill Rd Mobile, AL	2.0	1.5	1150	$895	$0.78	44d	1	0.86mi
561 Village Green Dr E Mobile, AL	2.0	1.0	880	$1,000	$1.14	14d	4	0.88mi
900 Downtowner Blvd Mobile, AL	1.0–3.0	1.0–2.5	1029	$1,449	$1.41	14d	32	0.91mi
701 S University Blvd Mobile, AL	2.0	1.0	692	$1,093	$1.58	22d	10	0.93mi
315 Bomar Pl Mobile, AL	3.0	2.0	1632	$1,850	$1.13	14d	1	0.93mi
3800 Michael Blvd Mobile, AL	1.0–2.0	1.0–2.0	854	$942	$1.10	14d	15	1.03mi
1724 Rustic Wood Ct Mobile, AL	3.0	2.0	1607	$1,850	$1.15	44d	1	1.27mi
1651 Knollwood Dr Mobile, AL	1.0–2.0	1.0–2.0	835	$1,247	$1.49	14d	16	1.39mi
1030 Montlimar Dr Mobile, AL	1.0–3.0	1.0–2.0	997	$1,509	$1.51	14d	17	1.42mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	14d	2	1.42mi

Listing history 6 events

1. 2026-06-18
   days on market $179,900 Active 6 DOM
2. 2026-06-17
   days on market $179,900 Active 5 DOM
3. 2026-06-16
   days on market $179,900 Active 4 DOM
4. 2026-06-15
   days on market $179,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $179,900 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: $578 · $48/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$159/yr (+$13/mo · 27.6%)

ⓘ 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 · 19 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: $16,547
• − Mortgage interest: −$10,077
• − Property taxes: −$578
• − Insurance: −$900
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$5,233
• Taxable loss: −$2,889
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $967/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): 23,820
• Household income: $49,830
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1379.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 44% White 42% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Vietnamese 2% Other Indo-European 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: ▼ -124.06%
• Current HPI: 200.0811
• Rent YoY: ▲ 3.07%
• 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

+103.7% since first listed

3 events — show timeline

• 2026-06-12 Listed $179,900 GCMLS AL
• 2018-05-21 Sold (Public Records) $80,500 Public Records
• 2009-09-24 Sold (Public Records) $88,307 Public Records

Property tax history

+5.3%/yr

Latest (2025): $578 · +7.8% YoY. Source: county tax records.