103 Glenwood St · Mobile, AL 36606

$199,000

3 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 70 Days on market

Built 1935 6,534 sqft lot $111/sqft · 31% below area Est $287k · 31% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ADDITIONAL PHOTOS COMING SOON. Located on one of the most charming streets in the heart of Midtown, this classic Craftsman cottage at 103 Glenwood Street blends historic character with strong investment potential — making it an ideal option for homeowners, investors, or those looking for a future rental property. From the moment you arrive, you’ll notice the timeless Craftsman curb appeal, inviting front porch, and mature neighborhood setting that Midtown buyers and renters actively seek out. Inside, the home offers 1,798 square feet of flexible living space with three bedrooms and two bathrooms, original hardwood floors, and plenty of room to live comfortably while also maximizing value. Homes in Midtown Mobile continue to see strong demand thanks to their walkability, proximity to downtown Mobile, local hospitals, restaurants, and shopping. The spacious layout offers a spacious living area with fireplace, generous bedrooms including a true primary suite with multiple walk-in closets and dressing area, and the kind of charm you simply can’t recreate — from architectural details to classic design elements that make Midtown homes so desirable. Properties like this also offer the opportunity to add value over time with thoughtful updates while maintaining the original character that buyers love. Midtown Mobile homes with this combination of charm, size, and investment upside are hard to find. Schedule your showing today and see the potential for yourself. PROPERTY TO BE SOLD AS-IS, WHERE-IS. No warranties to be expressed or implied. Buyer/buyers agent to verify all information that they deem important. Buyer to verify all information during due diligence.

Key facts

• Inviting front porch
• Spacious living area
• True primary suite

Tags

• CRAFTSMAN COTTAGE
• INVITING FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• SPACIOUS LIVING AREA
• FIREPLACE
• TRUE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $188k (5.8% below list).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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 (+5.1%/yr); 174 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 44% of the median local income ($51k/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 $6k 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

• It's been on market 70 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $121k; list at $199k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $286,820
• List price: $199,000
• Delta: -30.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Fulton St S	0.10mi	3/2.0	1,744 (-3%)	3mo	$339,000	$194	88
66 Houston St	0.53mi	3/2.0	1,820 (+1%)	3mo	$355,000	$195	71
109 Mohawk St	0.07mi	3/2.0	1,544 (-14%)	3mo	$245,000	$159	71
2103 Upham Pl	0.38mi	3/2.0	1,667 (-7%)	2mo	$289,750	$174	68
1747 Hunter Ave	0.67mi	3/2.0	1,788 (-1%)	0mo	$357,000	$200	68
2456 Richard Ave	0.50mi	4/2.0 (+1)	1,768 (-2%)	2mo	$229,000	$130	67
136 Florence Pl	0.49mi	3/2.0	1,910 (+6%)	0mo	$350,000	$183	66
12 Carlen St S	0.36mi	3/2.0	1,604 (-11%)	2mo	$280,000	$175	63
253 Cherokee St	0.62mi	3/2.0	1,900 (+6%)	2mo	$189,000	$99	60
313 Morgan Ave	0.63mi	3/2.0	1,667 (-7%)	2mo	$125,000	$75	56
2153 Old Government St	0.36mi	4/2.0 (+1)	1,558 (-13%)	2mo	$209,900	$135	54
1850 Old Shell Rd	0.47mi	4/2.0 (+1)	2,020 (+12%)	1mo	$390,000	$193	52

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.66×
• Total profit: $-18,753
• Equity at exit: $29,672

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $12,920
• Equity at exit: $17,206

Cash invested: $55,720 (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 36606

• Rents YoY: 5.1%
• Active inventory: 174
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$83
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $150

Break-even live

Break-even rent $1,686

Max offer price $199,000

Occupancy floor 87%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	13d	1	0.23mi
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	21d	1	0.24mi
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	43d	1	0.39mi
2507 Taylor Ave Mobile, AL	3.0	1.0	1230	$1,495	$1.22	13d	1	0.55mi
129 Shell Road Pl Unit 1043713P Mobile, AL	4.0	2.0	1496	$3,389	$2.27	21d	1	0.65mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	43d	1	0.69mi
1660 Laurel St Mobile, AL	3.0	2.0	1768	$2,200	$1.24	13d	1	0.70mi
186 Stanton Rd Mobile, AL	1.0–3.0	1.0–2.5	1263	$2,450	$1.94	43d	1	0.78mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	43d	1	0.85mi
107 Macy Pl Mobile, AL	3.0	2.0	1800	$2,250	$1.25	43d	1	0.86mi
412 Pinehill Dr Mobile, AL	2.0	2.0	2000	$2,450	$1.23	13d	1	0.87mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	43d	1	0.94mi
1566 Dauphin St Unit Back Carriage House Mobile, AL	3.0	1.0	1300	$1,200	$0.92	43d	1	0.94mi
305 Indian Creek Dr E Unit 1043809P Mobile, AL	3.0	2.5	1496	$3,985	$2.66	13d	1	0.96mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	43d	1	0.97mi
2500 Dauphinwood Dr Mobile, AL	2.0–3.0	1.0–2.0	1250	$1,395	$1.12	13d	19	0.99mi
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	13d	1	1.09mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	21d	1	1.16mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	13d	1	1.16mi
150 Dunn Ave Mobile, AL	3.0	2.0	1455	$1,250	$0.86	21d	1	1.20mi
713 Iris Ave Mobile, AL	3.0	1.0	1617	$1,300	$0.80	21d	1	1.27mi
315 Hadrian St Mobile, AL	3.0	2.0	1843	$1,800	$0.98	43d	1	1.31mi
2861 Ralston Rd Mobile, AL	3.0	2.0	1617	$1,650	$1.02	43d	1	1.32mi
2861 Potter Dr Unit 1043844P Mobile, AL	3.0	2.0	1496	$2,492	$1.67	21d	1	1.33mi
2863 Potter Dr Unit 1043693P Mobile, AL	4.0	2.0	1496	$3,049	$2.04	13d	1	1.34mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	43d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $199,000 Active 70 DOM
2. 2026-06-17
   days on market $199,000 Active 69 DOM
3. 2026-06-16
   days on market $199,000 Active 68 DOM
4. 2026-06-15
   days on market $199,000 Active 67 DOM
5. 2026-06-14
   days on market $199,000 Active 65 DOM
6. 2026-06-13
   days on market $199,000 Active 64 DOM
7. 2026-06-10
   days on market $199,000 Active 62 DOM
8. 2026-06-09
   days on market $199,000 Active 61 DOM
9. 2026-06-08
   days on market $199,000 Active 60 DOM
10. 2026-06-07
    days on market $199,000 Active 59 DOM
11. 2026-06-05
    days on market $199,000 Active 56 DOM
12. 2026-06-03
    days on market $199,000 Active 55 DOM
13. 2026-06-02
    days on market $199,000 Active 54 DOM
14. 2026-06-01
    days on market $199,000 Active 53 DOM
15. 2026-05-31
    days on market $199,000 Active 52 DOM
16. 2026-05-30
    days on market $199,000 Active 51 DOM
17. 2026-04-09
    listed $199,000 Active 1705-char remark

    Show marketing remark (1705 chars)

    ADDITIONAL PHOTOS COMING SOON. Located on one of the most charming streets in the heart of Midtown, this classic Craftsman cottage at 103 Glenwood Street blends historic character with strong investment potential — making it an ideal option for homeowners, investors, or those looking for a future rental property. From the moment you arrive, you’ll notice the timeless Craftsman curb appeal, inviting front porch, and mature neighborhood setting that Midtown buyers and renters actively seek out. Inside, the home offers 1,798 square feet of flexible living space with three bedrooms and two bathrooms, original hardwood floors, and plenty of room to live comfortably while also maximizing value. Homes in Midtown Mobile continue to see strong demand thanks to their walkability, proximity to downtown Mobile, local hospitals, restaurants, and shopping. The spacious layout offers a spacious living area with fireplace, generous bedrooms including a true primary suite with multiple walk-in closets and dressing area, and the kind of charm you simply can’t recreate — from architectural details to classic design elements that make Midtown homes so desirable. Properties like this also offer the opportunity to add value over time with thoughtful updates while maintaining the original character that buyers love. Midtown Mobile homes with this combination of charm, size, and investment upside are hard to find. Schedule your showing today and see the potential for yourself. PROPERTY TO BE SOLD AS-IS, WHERE-IS. No warranties to be expressed or implied. Buyer/buyers agent to verify all information that they deem important. Buyer to verify all information during due diligence.

18. 2026-04-09
    listed $199,000 Active 1705-char remark

    Show marketing remark (1705 chars)

    ADDITIONAL PHOTOS COMING SOON. Located on one of the most charming streets in the heart of Midtown, this classic Craftsman cottage at 103 Glenwood Street blends historic character with strong investment potential — making it an ideal option for homeowners, investors, or those looking for a future rental property. From the moment you arrive, you’ll notice the timeless Craftsman curb appeal, inviting front porch, and mature neighborhood setting that Midtown buyers and renters actively seek out. Inside, the home offers 1,798 square feet of flexible living space with three bedrooms and two bathrooms, original hardwood floors, and plenty of room to live comfortably while also maximizing value. Homes in Midtown Mobile continue to see strong demand thanks to their walkability, proximity to downtown Mobile, local hospitals, restaurants, and shopping. The spacious layout offers a spacious living area with fireplace, generous bedrooms including a true primary suite with multiple walk-in closets and dressing area, and the kind of charm you simply can’t recreate — from architectural details to classic design elements that make Midtown homes so desirable. Properties like this also offer the opportunity to add value over time with thoughtful updates while maintaining the original character that buyers love. Midtown Mobile homes with this combination of charm, size, and investment upside are hard to find. Schedule your showing today and see the potential for yourself. PROPERTY TO BE SOLD AS-IS, WHERE-IS. No warranties to be expressed or implied. Buyer/buyers agent to verify all information that they deem important. Buyer to verify all information during due diligence.

19. 2004-08-04
    soldstatus $121,130

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $962 · $80/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 8/10 Severe FEMA zone A · 99% 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: $22,502
• − Mortgage interest: −$11,147
• − Property taxes: −$962
• − Insurance: −$2,498
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,789
• Taxable loss: −$1,493
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $2,153/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): 18,728
• Household income: $51,303
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 999.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% White 37% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Scottish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -232.19%
• Current HPI: 145.9025
• Rent YoY: ▲ 5.06%
• 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

+64.3% since first listed

3 events — show timeline

• 2026-04-09 Listed $199,000 GCMLS AL
• 2026-04-09 Listed $199,000 BCAR
• 2004-08-04 Sold (Public Records) $121,130 Public Records

Property tax history

+0.0%/yr

Latest (2025): $962 · +4.4% YoY. Source: county tax records.