451 Wisconsin Ave · Mobile, AL 36604

$104,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 17 Days on market

Built 1984 7,605 sqft lot ↓ 5% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom 2 bath home has so much potential! Located on a corner lot, this home is ready for you to come add your personal touches or would be a great investment for your portfolio. Schedule to view with your favorite realtor before you miss it!

Key facts

• 7,605 sq ft lot
• 2 garage spots
• Listed 17 days

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; Total parking for 4 vehicles; 2-car garage
• Utilities: Cable available; Electricity available; Natural gas available; Water available; 220 volts in workshop; Public sewer
• Home design: Single family residence; Residential property; Corner lot with a view
• Construction: Brick 4 sides construction; Pillar/post/pier foundation; Other roof
• Exterior features: Back yard with chain link fencing; Outdoor kitchen; Detached storage; Garage(s)

Interior

• Kitchen: Gas range; Kitchen island; Breakfast bar; Breakfast room; Other surface counters; Open view to family room
• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Fireplace; Double-sided fireplace serving the family room; Dining L configuration; Breakfast bar and breakfast room; Kitchen island; Kitchen has view to family room; Storage space
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $102k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: Leinkauf Elementary School (math 8% / reading 26%, grade F, #499 of 627 statewide, top 80%, 538 students, 91% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL).
• Market conditions: Rents rising (+3.8%/yr); 93 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 33% of the median local income ($66k/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 $719 of loan paydown is wiped out by about $3k 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 + 3.8% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

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 $102,440 (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: 1.73% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.57%
• DSCR: 2.36
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $255,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451 Wisconsin Ave	0.00mi	3/2.0	1,512 (0%)	1mo	$98,000	$65	100
1561 Bruister St	0.49mi	2/2.0 (-1)	1,504 (-0%)	3mo	$330,000	$219	69
409 Wisconsin Ave	0.07mi	3/1.0	1,288 (-15%)	6mo	$82,500	$64	63
29 Monterey St S	0.72mi	3/1.0	1,516 (+0%)	5mo	$139,900	$92	58
121 Macy Pl	0.54mi	3/2.0	1,375 (-9%)	3mo	$280,000	$204	57
273 Park Ter	0.40mi	3/2.0	1,720 (+14%)	5mo	$435,000	$253	54
1809 Calmes St	0.69mi	4/2.0 (+1)	1,420 (-6%)	0mo	$45,000	$32	52
1461 Brown St	0.60mi	3/2.0	1,675 (+11%)	2mo	$260,000	$155	52
271 Park Ter	0.40mi	2/2.5 (-1)	1,710 (+13%)	3mo	$289,500	$169	50
1253 Gorgas St	0.62mi	2/2.0 (-1)	1,666 (+10%)	1mo	$22,000	$13	48
55 Monterey St S	0.64mi	2/2.0 (-1)	1,366 (-10%)	1mo	$260,000	$190	48
1367 Brown St	0.60mi	2/2.0 (-1)	1,700 (+12%)	3mo	$293,000	$172	44

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.09×
• Total profit: $31,826
• Equity at exit: $15,507

10-year hold

• IRR: 34.2%
• Equity multiple: 4.25×
• Total profit: $94,508
• Equity at exit: $8,992

Cash invested: $29,120 (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 36604

• Rents YoY: 3.8%
• Active inventory: 93
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$545
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $742

Break-even live

Break-even rent $861

Max offer price $104,000

Occupancy floor 54%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	44d	1	0.30mi
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	13d	1	0.47mi
107 Macy Pl Mobile, AL	3.0	2.0	1800	$2,250	$1.25	44d	1	0.61mi
1660 Laurel St Mobile, AL	3.0	2.0	1768	$2,200	$1.24	13d	1	0.61mi
1204 Seneca St Mobile, AL	3.0	2.0	1425	$1,345	$0.94	13d	1	0.74mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	44d	1	0.75mi
1141 Montauk Ave Unit 1043864P Mobile, AL	3.0	2.0	1420	$2,741	$1.93	13d	1	0.81mi
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	44d	1	0.82mi
1566 Dauphin St Unit Back Carriage House Mobile, AL	3.0	1.0	1300	$1,200	$0.92	44d	1	0.87mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	44d	1	0.92mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	44d	1	0.95mi
711 Marine St Mobile, AL	2.0	1.0	1100	$1,150	$1.05	44d	1	0.96mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	21d	1	0.97mi
814 S Broad St Unit 1043690P Mobile, AL	3.0	2.0	1991	$3,562	$1.79	13d	1	1.03mi
957 Savannah St Mobile, AL	2.0	1.5	1054	$1,400	$1.33	21d	1	1.04mi
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	13d	1	1.06mi
57 N Ann St Unit 1043453P Mobile, AL	2.0	2.0	1065	$2,015	$1.89	21d	1	1.06mi
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	21d	1	1.08mi
107 Michael Donald Ave Unit 1043461P Mobile, AL	4.0	3.5	2195	$3,962	$1.81	13d	1	1.15mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	44d	1	1.19mi
811 Gorgas St Mobile, AL	4.0	1.0	1300	$1,310	$1.01	44d	1	1.21mi
129 Shell Road Pl Unit 1043713P Mobile, AL	4.0	2.0	1496	$3,389	$2.27	21d	1	1.22mi
1321 SpringHill Ave Unit B Mobile, AL	2.0	1.0	2006	$950	$0.47	44d	1	1.23mi
961 Old Shell Rd Unit A Mobile, AL	3.0	2.5	1600	$1,295	$0.81	44d	1	1.30mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	44d	1	1.31mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	44d	1	1.31mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	44d	1	1.48mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   price $104,000
3. 2026-04-13
   listed $109,000 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: $1,100 · $92/mo
• Projected year-2 tax: $1,100 · $92/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 ≥105°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: $21,604
• − Mortgage interest: −$5,826
• − Property taxes: −$1,100
• − Insurance: −$520
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,025
• Taxable income: $7,676
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $7,060/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): 8,836
• Household income: $66,357
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 452.0

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 0.56)
• Race & ethnicity: White 51% Black 42% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, China
• 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: ▼ -143.27%
• Current HPI: 205.7241
• Rent YoY: ▲ 3.78%
• 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

-4.6% since first listed

3 events — show timeline

• 2026-04-30 Pending — GCMLS AL
• 2026-04-29 Price Changed $104,000 GCMLS AL
• 2026-04-13 Listed $109,000 GCMLS AL

Property tax history

+2.4%/yr

Latest (2025): $1,100 · +6.9% YoY. Source: county tax records.