617 Ruth St · Mobile, AL 36606

$99,500

2 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 56 Days on market

Built 1994 4,970 sqft lot $81/sqft · 69% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• 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

Key facts

• 4,970 sq ft lot
• Garage
• Listed 56 days

Property features AI

Finance

• Other: No land lease

Exterior

• Parking: Detached garage; Garage (faces front); 1 garage space; 1-car carport; Driveway
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public sewer; Public water
• Home design: Residential single-family home; Located in Bon Air/Rickarby subdivision
• Construction: Aluminum siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Chain link fencing; Fenced yard; View available

Interior

• Kitchen: Gas range; Cabinetry
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Crown molding; Accessible bedroom; Accessible doors; Separate dining room; Breakfast bar and additional cabinetry
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Dr Robert W Gilliard Elementary (math 8% / reading 23%, grade F, #503 of 627 statewide, top 80%, 780 students, 94% FRL); Lillie B Williamson High School (math 2% / reading 12%, grade F, #273 of 305 statewide, top 89%, 956 students, 94% FRL) — zoned schools average 94% FRL vs 67% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 27% district-wide (-16 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.1%/yr); 174 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $688 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 + 5.1% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 6.5

CMA / ARV

• ARV (median comp): $58,937
• List price: $99,500
• Delta: 68.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Dauphin Island Pkwy	0.25mi	2/1.0	1,159 (-6%)	3mo	$40,500	$35	76
710 Euclid Ave	0.42mi	3/2.0 (+1)	1,222 (-1%)	4mo	$139,000	$114	67
1805 Woodcock Pl	0.49mi	3/2.0 (+1)	1,233 (-0%)	4mo	$195,000	$158	65
1801 Woodcock Pl	0.49mi	3/2.0 (+1)	1,253 (+2%)	4mo	$195,000	$156	62
1809 Woodcock Pl	0.48mi	3/2.0 (+1)	1,210 (-2%)	4mo	$195,000	$161	62
210 Houston St	0.68mi	2/1.0	1,182 (-4%)	2mo	$155,000	$131	60
1457 Houston St	0.67mi	3/1.5 (+1)	1,216 (-2%)	3mo	$55,000	$45	57
603 Glenwood St	0.28mi	3/1.0 (+1)	1,400 (+14%)	4mo	$137,000	$98	56
2258 Howell Ave	0.72mi	3/1.0 (+1)	1,264 (+2%)	2mo	$145,000	$115	56
553 Weinacker Ave	0.44mi	3/1.0 (+1)	1,058 (-14%)	3mo	$120,000	$113	48
616 Morgan Ave	0.63mi	3/2.0 (+1)	1,150 (-7%)	3mo	$42,000	$37	48
1709 Belfast St	0.41mi	3/2.0 (+1)	1,078 (-13%)	4mo	$31,250	$29	48

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: 11.8%
• Equity multiple: 1.48×
• Total profit: $13,302
• Equity at exit: $14,836

10-year hold

• IRR: 22.2%
• Equity multiple: 3.06×
• Total profit: $57,454
• Equity at exit: $8,603

Cash invested: $27,860 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,279 high
• Mortgage (P&I): −$522
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $420

Break-even live

Break-even rent $747

Max offer price $99,500

Occupancy floor 62%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	44d	1	0.07mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	21d	1	0.17mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	44d	1	0.36mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	44d	1	0.41mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	44d	1	0.43mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	44d	1	0.46mi
728 Bankhead Pl Mobile, AL	2.0	1.0	810	$675	$0.83	44d	1	0.47mi
400 Westwood St Mobile, AL	1.0–2.0	1.0	750	$1,005	$1.34	44d	1	0.58mi
767 Jemison St Mobile, AL	2.0	1.0	850	$750	$0.88	44d	1	0.65mi
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	21d	1	0.75mi
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	13d	1	0.77mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	44d	1	0.80mi
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	44d	1	0.84mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	44d	1	0.95mi
250 Tuttle Ave Unit B Mobile, AL	1.0	1.0	928	$1,100	$1.19	44d	1	0.98mi
2503 Richard Ave Mobile, AL	2.0	1.0	928	$805	$0.87	13d	1	1.10mi
104 Ellinor St Mobile, AL	2.0	1.0	896	$1,275	$1.42	21d	1	1.14mi
2500 Taylor Ave Mobile, AL	2.0	1.0	840	$1,195	$1.42	44d	1	1.14mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	44d	1	1.15mi
2507 Taylor Ave Mobile, AL	3.0	1.0	1230	$1,495	$1.22	13d	1	1.15mi
2656 Pathway Pl Mobile, AL	2.0–3.0	1.0	778	$949	$1.22	13d	9	1.18mi
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	44d	1	1.18mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	13d	1	1.21mi
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	13d	1	1.22mi
200 S Florida St Unit 101 Mobile, AL	2.0	2.0	1150	$1,375	$1.20	21d	1	1.23mi
1204 Seneca St Mobile, AL	3.0	2.0	1425	$1,345	$0.94	13d	1	1.23mi
111 S Catherine St Mobile, AL	2.0	1.0	891	$899	$1.01	44d	1	1.25mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	44d	1	1.26mi
207 Michigan Ave Unit 3 Mobile, AL	1.0	1.0	1000	$795	$0.80	21d	1	1.36mi
207 Michigan Ave Unit 3 Mobile, AL	1.0	1.0	1000	$795	$0.80	44d	1	1.36mi
12 S Catherine St Unit 2 Mobile, AL	1.0	1.0	700	$725	$1.04	21d	1	1.39mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	44d	1	1.40mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	13d	1	1.40mi
1566 Dauphin St Unit Back Carriage House Mobile, AL	3.0	1.0	1300	$1,200	$0.92	44d	1	1.43mi
461 Magnolia Rd Unit A Mobile, AL	2.0	1.0	989	$825	$0.83	44d	1	1.43mi
957 Navco Rd Mobile, AL	2.0	1.5	812	$850	$1.05	21d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $99,500 Active 56 DOM
2. 2026-06-17
   days on market $99,500 Active 55 DOM
3. 2026-06-16
   days on market $99,500 Active 54 DOM
4. 2026-06-15
   days on market $99,500 Active 53 DOM
5. 2026-06-14
   days on market $99,500 Active 51 DOM
6. 2026-06-13
   days on market $99,500 Active 50 DOM
7. 2026-06-10
   days on market $99,500 Active 48 DOM
8. 2026-06-09
   days on market $99,500 Active 47 DOM
9. 2026-06-08
   days on market $99,500 Active 46 DOM
10. 2026-06-07
    days on market $99,500 Active 45 DOM
11. 2026-06-05
    days on market $99,500 Active 42 DOM
12. 2026-06-03
    days on market $99,500 Active 41 DOM
13. 2026-06-02
    days on market $99,500 Active 40 DOM
14. 2026-06-01
    days on market $99,500 Active 39 DOM
15. 2026-05-31
    days on market $99,500 Active 38 DOM
16. 2026-05-30
    days on market $99,500 Active 37 DOM
17. 2026-04-23
    listed $99,500 Active 289-char remark
18. 2007-10-09
    soldstatus $70,400

ⓘ 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: $320 · $27/mo
• Projected year-2 tax: $408 · $34/mo
• Expected delta: +$88/yr (+$7/mo · 27.3%)

ⓘ 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: $15,344
• − Mortgage interest: −$5,574
• − Property taxes: −$320
• − Insurance: −$498
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$2,895
• Taxable income: $3,603
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $4,178/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

+41.3% since first listed

2 events — show timeline

• 2026-04-23 Listed $99,500 GCMLS AL
• 2007-10-09 Sold (Public Records) $70,400 Public Records

Property tax history

+3.4%/yr

Latest (2025): $320 · +0.0% YoY. Source: county tax records.