2435 St Stephens Rd · Mobile, AL 36617

$109,900

3 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 17 Days on market

Built 1984 0.30 ac lot Est $108k · at est.

---

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 +25.4/30.0
• DSCR +8.4/10.0
• Appreciation +7.4/10.0
• ARV discount +6.6/15.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Renovated rental property generating $1,300 per month, 100% subsidized by the affordable housing program. Only priced at $109,900! This property features a new architectural charcoal shingle roof, new exterior paint and front porch, new heating and air system, new luxury vinyl plank floor in several areas, new water heater, new interior paint and much more! This property can also be purchased as a package with 11 other occupied rental houses. Buy all of them or pick and choose. Contact listing agent for details.

Key facts

• New front porch
• New exterior paint
• New water heater

Tags

• NEW EXTERIOR PAINT
• NEW FRONT PORCH
• NEW HEATING AND AIR SYSTEM
• NEW LUXURY VINYL PLANK FLOOR
• NEW WATER HEATER
• NEW INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Grant Elementary School (math 8% / reading 22%, grade F, #508 of 627 statewide, top 84%, 236 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 9% at this address vs 27% district-wide (-18 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $6k of equity ($760 loan paydown + $5k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $108,251 (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: 1.05% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $107,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2435 St Stephens Rd	0.00mi	3/1.0	1,172 (0%)	0mo	$107,999	$92	100
1007 Barbara Dr	0.38mi	3/1.0	1,166 (-0%)	3mo	$60,000	$51	79
515 Gilbert St	0.44mi	3/1.0	1,154 (-2%)	3mo	$10,000	$9	74
2203 Rosa Dr	0.60mi	3/1.0	1,171 (-0%)	0mo	$160,500	$137	72
1014 Barbara Dr E	0.37mi	3/1.0	1,040 (-11%)	1mo	$25,000	$24	63
157 John Helm St	0.58mi	2/1.0 (-1)	1,149 (-2%)	4mo	$55,000	$48	61
1823 Idell St	0.22mi	3/2.0	1,080 (-8%)	14mo	$148,000	$137	61
602 Forest Ave	0.36mi	3/2.0	1,269 (+8%)	14mo	$158,000	$125	53
2014 Clinton St	0.47mi	3/1.5	1,264 (+8%)	13mo	$125,000	$99	53
2502 Dubose St	0.19mi	3/1.0	1,025 (-12%)	21mo	$50,000	$49	52
508 Avondale Ct	0.73mi	3/1.5	1,165 (-1%)	22mo	$94,250	$81	45
2359 Stanton Ct	0.69mi	4/2.0 (+1)	1,200 (+2%)	20mo	$153,500	$128	38

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: 20.8%
• Equity multiple: 2.30×
• Total profit: $39,994
• Equity at exit: $60,795

10-year hold

• IRR: 20.6%
• Equity multiple: 4.50×
• Total profit: $107,593
• Equity at exit: $103,717

Cash invested: $30,772 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$576
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $253

Break-even live

Break-even rent $835

Max offer price $109,900

Occupancy floor 73%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Schwartz St Mobile, AL	3.0	2.0	1288	$1,400	$1.09	13d	1	1.06mi
38 Flock Ave Mobile, AL	2.0	1.0	849	$795	$0.94	43d	1	1.13mi
519 Bay Bridge Rd Unit B Prichard, AL	2.0	1.0	1000	$925	$0.93	43d	1	1.26mi
423 Devon Dr Mobile, AL	3.0	1.0	1220	$950	$0.78	43d	1	1.33mi
402 Havens St Mobile, AL	4.0	2.0	960	$1,350	$1.41	13d	1	1.35mi
672 Burden St Mobile, AL	3.0	1.5	1421	$1,300	$0.91	20d	1	1.44mi
708 Bond St Mobile, AL	3.0	1.0	1100	$1,350	$1.23	20d	1	1.46mi

Listing history 6 events

1. 2026-04-26
   status Pending
2. 2026-04-21
   status Active
3. 2026-03-13
   status Pending
4. 2026-03-13
   status Active
5. 2026-03-13
   historical
6. 2026-03-01
   listed $109,900 Active

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $451 · $38/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: $13,861
• − Mortgage interest: −$6,156
• − Property taxes: −$451
• − Insurance: −$550
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,197
• Taxable income: $1,290
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,724/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

6 events — show timeline

• 2026-04-26 Pending — GCMLS AL
• 2026-04-21 Relisted — GCMLS AL
• 2026-03-13 Pending — GCMLS AL
• 2026-03-13 Relisted — GCMLS AL
• 2026-03-13 Delisted — GCMLS AL
• 2026-03-01 Listed $109,900 GCMLS AL

Property tax history

+2.5%/yr

Latest (2025): $451 · -0.3% YoY. Source: county tax records.