721 Gilbert St · Prichard, AL 36610

$35,000

2 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 259 Days on market

Built 1977 7,030 sqft lot $28/sqft · at area comps Est $35k · at est.

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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 +7.4/15.0
• Appreciation +5.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to 721 Gilbert Street, a great investment opportunity! This 2-bedroom, 1-bath home features a spacious living room and a large bedroom closet. The bathroom offers a tub with a shower and an adjustable head. Window AC units are in the bedrooms. See all this home has to offer. Buyer to verify all information and perform their own due diligence.

Key facts

• 7,030 sq ft lot
• 2 parking spots
• Listed 259 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 11.4% in Prichard — 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 54/100 on livability (#472 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D-, crime F, amenities F.
• 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: 41 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $372 of equity ($242 loan paydown + $130 appreciation (0.4% 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 (0.4% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($31k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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.
8. 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.
9. 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: 2.71% ✓
• Cap rate: 24.44%
• Cash-on-cash: 64.82%
• DSCR: 3.88
• GRM: 3.1

CMA / ARV

• ARV (median comp): $34,932
• List price: $35,000
• Delta: 0.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Gilbert St	0.21mi	3/1.0 (+1)	1,154 (-7%)	3mo	$10,000	$9	70
407 Garrison Ave	0.40mi	3/2.0 (+1)	1,222 (-2%)	1mo	$50,000	$41	69
157 John Helm St	0.39mi	2/1.0	1,149 (-8%)	4mo	$55,000	$48	66
602 Forest Ave	0.35mi	3/2.0 (+1)	1,269 (+2%)	14mo	$158,000	$125	59
2435 St Stephens Rd	0.64mi	3/1.0 (+1)	1,172 (-6%)	0mo	$107,999	$92	56
1700 Dade St	0.71mi	3/1.0 (+1)	1,245 (+0%)	10mo	$19,000	$15	53
1207 Clara Ave	0.66mi	3/2.0 (+1)	1,240 (-0%)	9mo	$20,000	$16	53
1007 Barbara Dr	0.65mi	3/1.0 (+1)	1,166 (-6%)	3mo	$60,000	$51	52
1823 Idell St	0.59mi	3/2.0 (+1)	1,080 (-13%)	14mo	$148,000	$137	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.1%
• Equity multiple: 4.40×
• Total profit: $33,307
• Equity at exit: $10,819

10-year hold

• IRR: 68.7%
• Equity multiple: 8.93×
• Total profit: $77,716
• Equity at exit: $13,541

Cash invested: $9,800 (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 36610

• Home prices YoY: 0.9%
• Active inventory: 41
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $529

Break-even live

Break-even rent $277

Max offer price $35,000

Occupancy floor 39%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Flock Ave Mobile, AL	2.0	1.0	849	$795	$0.94	44d	1	0.89mi
408 Rawls Ave Mobile, AL	2.0	1.0	1032	$1,100	$1.07	14d	1	1.10mi
519 Bay Bridge Rd Unit B Prichard, AL	2.0	1.0	1000	$925	$0.93	44d	1	1.15mi
100 Dairy Rd Mobile, AL	2.0–3.0	2.0	999	$975	$0.98	14d	1	1.34mi

Listing history 17 events

1. 2026-06-18
   days on market $35,000 Active 259 DOM
2. 2026-06-17
   days on market $35,000 Active 258 DOM
3. 2026-06-16
   days on market $35,000 Active 257 DOM
4. 2026-06-15
   days on market $35,000 Active 256 DOM
5. 2026-06-14
   days on market $35,000 Active 254 DOM
6. 2026-06-13
   days on market $35,000 Active 253 DOM
7. 2026-06-10
   days on market $35,000 Active 251 DOM
8. 2026-06-09
   days on market $35,000 Active 250 DOM
9. 2026-06-08
   days on market $35,000 Active 249 DOM
10. 2026-06-07
    days on market $35,000 Active 248 DOM
11. 2026-06-05
    days on market $35,000 Active 245 DOM
12. 2026-06-03
    days on market $35,000 Active 244 DOM
13. 2026-06-02
    days on market $35,000 Active 243 DOM
14. 2026-06-01
    days on market $35,000 Active 242 DOM
15. 2026-05-31
    days on market $35,000 Active 241 DOM
16. 2026-05-30
    days on market $35,000 Active 240 DOM
17. 2025-10-02
    listed $35,000 Active 354-char remark

    Show marketing remark (354 chars)

    Welcome to 721 Gilbert Street, a great investment opportunity! This 2-bedroom, 1-bath home features a spacious living room and a large bedroom closet. The bathroom offers a tub with a shower and an adjustable head. Window AC units are in the bedrooms. See all this home has to offer. Buyer to verify all information and perform their own due diligence.

ⓘ 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: $251 · $21/mo
• Projected year-2 tax: $251 · $21/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 · 20 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: $11,368
• − Mortgage interest: −$1,961
• − Property taxes: −$251
• − Insurance: −$175
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$1,018
• Taxable income: $6,144
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $4,877/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 — Prichard

• Score: 54/100
• State rank: #472
• US rank: #24080

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prichard, AL
• City population: 13,402
• Population (ZIP): 9,692

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% Hispanic / Latino 1% White 1%
• 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: ▲ 0.37%
• Current HPI: 42.6203
• 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

1 event — show timeline

• 2025-10-02 Listed $35,000 GCMLS AL

Property tax history

-0.2%/yr

Latest (2025): $251 · +3.0% YoY. Source: county tax records.