1450 Shelton Dr · Mobile, AL 36605

$165,000

5 bd · 2.5 ba · 2,756 sqft · SingleFamily public records · 76 Days on market

Built 1968 1.20 ac lot $60/sqft · 23% below area Est $223k · 26% under ↓ 44% since listing

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only. Buyer to verify all information during due diligence.

Key facts

• Large lot
• Hardwood floors
• Easy access to i-10

Tags

• HARDWOOD FLOORS
• WOOD-BURNING FIREPLACE
• LARGE LOT
• EASY ACCESS TO GOVERNMENT BLVD
• EASY ACCESS TO I-10
• EASY ACCESS TO I-65

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• 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 rising fast (+8.3%/yr); 139 active listings in the ZIP; lower-income renter base — watch delinquency; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• At $1,656/mo this rent would consume 46% of the median local household income ($44k/yr) (locally 1521% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.00% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $222,723
• List price: $165,000
• Delta: -25.92%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1151 Navco Rd	0.52mi	4/2.0 (-1)	2,542 (-8%)	8mo	$89,500	$35	49

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,641
• Equity at exit: $24,602

10-year hold

• IRR: 11.0%
• Equity multiple: 2.05×
• Total profit: $48,708
• Equity at exit: $14,266

Cash invested: $46,200 (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 36605

• Rents YoY: 8.3%
• Active inventory: 139
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$196 /mo · $2,356/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $178

Break-even live

Break-even rent $1,431

Max offer price $165,000

Occupancy floor 84%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-05
   status Active 1023-char remark

   Show marketing remark (971 chars)

   If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only.

2. 2026-05-05
   status Active 971-char remark

   Show marketing remark (971 chars)

   If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only.

3. 2026-04-27
   status Pending 1023-char remark

   Show marketing remark (971 chars)

   If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only.

4. 2026-04-27
   status Pending 971-char remark

   Show marketing remark (971 chars)

   If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only.

5. 2026-03-30
   price $165,000 971-char remark

   Show marketing remark (1023 chars)

   If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only. Buyer to verify all information during due diligence.

6. 2026-03-30
   price $165,000 1023-char remark

   Show marketing remark (1023 chars)

   If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only. Buyer to verify all information during due diligence.

7. 2026-03-17
   price $175,000 971-char remark

   Show marketing remark (1023 chars)

   If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only. Buyer to verify all information during due diligence.

8. 2026-03-17
   price $175,000 1023-char remark

   Show marketing remark (1023 chars)

   If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only. Buyer to verify all information during due diligence.

9. 2026-03-03
   listed $185,500 Active 971-char remark

   Show marketing remark (971 chars)

   If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only.

10. 2026-03-02
    listed $185,500 Active 1023-char remark

    Show marketing remark (1023 chars)

    If you’ve been searching for a larger home with incredible potential, this could be the opportunity you’ve been waiting for! Bring your fishing pole because this one is just off of Dog River in the Eslava Creek area! This 5-bedroom, 2.5-bath home offers generous square footage and is ready for your personal touch. Hardwood floors welcome you in the entry, with a large living room to the left, while the spacious kitchen opens to an adjoining den accented by a cozy wood-burning fireplace—perfect for gathering and entertaining. Set on a culdesac and large lot with plenty of room to expand, garden, or create your ideal outdoor retreat, this property is a true fixer-upper with endless possibilities. Conveniently located with easy access to Government Blvd, I-10, and I-65, you’ll enjoy both space and accessibility. Bring your vision and make this home your own! Subject to the approval of probate court. Cash or conventional buyers only. Buyer to verify all information during due diligence.

11. 2020-04-10
    soldstatus $158,900
12. 2008-08-18
    soldstatus $295,038

ⓘ 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: $2,356 · $196/mo
• Projected year-2 tax: $2,356 · $196/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 5/10 Major FEMA zone X (unshaded) · 23% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,871
• − Mortgage interest: −$9,243
• − Property taxes: −$2,356
• − Insurance: −$825
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$4,800
• Taxable loss: −$532
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $2,262/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): 25,104
• Household income: $43,538
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1521.0

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 Black (67%)
• Race & ethnicity: Black 67% White 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -96.46%
• Current HPI: 125.9526
• Rent YoY: ▲ 8.26%
• 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

-44.1% since first listed

12 events — show timeline

• 2026-05-05 Relisted — BCAR
• 2026-05-05 Relisted — GCMLS AL
• 2026-04-27 Pending — BCAR
• 2026-04-27 Pending — GCMLS AL
• 2026-03-30 Price Changed $165,000 GCMLS AL
• 2026-03-30 Price Changed $165,000 BCAR
• 2026-03-17 Price Changed $175,000 GCMLS AL
• 2026-03-17 Price Changed $175,000 BCAR
• 2026-03-03 Listed $185,500 GCMLS AL
• 2026-03-02 Listed $185,500 BCAR
• 2020-04-10 Sold (MLS) $158,900 GCMLS AL
• 2008-08-18 Sold (Public Records) $295,038 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,356 · +159.7% YoY. Source: county tax records.