1653 Van Dorn St · Mobile, AL 36605

$99,000

3 bd · 1.0 ba · 1,185 sqft · SingleFamily public records · 20 Days on market

Built 1985 0.30 ac lot Est $69k · 44% over

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this three-bedroom, one-bathroom residence in the desirable Mayville Community! Just moments away from major transportation routes like the interstate, Airbus, and the Airport. This property boasts a large backyard with ample space to build another home. An excellent opportunity for investors or those seeking a fixer-upper with great possibilities.

Key facts

• Large backyard
• 0.3 acre lot
• Garage

Tags

• LARGE BACKYARD
• MAJOR TRANSPORTATION ROUTES

Property features AI

Finance

• HOA & community: Annual association fee

Exterior

• Parking: Attached garage; Driveway parking; Garage (1 garage space); Total parking for 4 vehicles
• Utilities: Electricity available (110 volts); Public sewer
• Home design: Single family residence; Residential property; Built in 1985; Slab foundation; Wood roof; Vinyl siding; Property has a view; Not waterfront
• Construction: Vinyl siding construction; Wood roof; Slab foundation; Year built 1985
• Exterior features: Other exterior features; Back yard with chain link fencing; No pool or spa; No other structures

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; No half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Other interior features; No fireplace
• Laundry & utility: Other utilities/appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: George Hall Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 280 students, 89% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL).
• Zoned-school proficiency averages 13% at this address vs 27% district-wide (-14 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 (+8.3%/yr); 139 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 34% of the median local income ($44k/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 $684 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 + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) 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 $97,515 (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: 1.23% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $68,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1457 Houston St	0.22mi	3/1.5	1,216 (+3%)	3mo	$55,000	$45	81
1608 Hurtel St	0.10mi	3/1.0	1,075 (-9%)	8mo	$45,000	$42	73
1564 Forrest St	0.16mi	3/2.0	1,082 (-9%)	2mo	$40,000	$37	73
1612 Robert E Lee St	0.22mi	3/0.5	1,288 (+9%)	7mo	$53,000	$41	67
1554 Forrest St	0.20mi	3/1.0	1,032 (-13%)	11mo	$103,000	$100	60
1603 Wexford St	0.32mi	3/1.0	1,086 (-8%)	13mo	$12,000	$11	60
1464 Douglas St	0.66mi	3/2.0	1,225 (+3%)	2mo	$122,000	$100	58
1574 Lemon St	0.46mi	3/1.0	1,080 (-9%)	15mo	$80,000	$74	52
1709 Belfast St	0.64mi	3/2.0	1,078 (-9%)	4mo	$31,250	$29	48
1255 Leo St	0.57mi	2/1.0 (-1)	1,242 (+5%)	16mo	$72,170	$58	46
1105 Bartran Curv	0.57mi	3/1.0	1,040 (-12%)	9mo	$87,250	$84	46
1700 Dominick St	0.50mi	3/2.0	1,280 (+8%)	17mo	$115,000	$90	45

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: 7.2%
• Equity multiple: 1.30×
• Total profit: $8,286
• Equity at exit: $14,761

10-year hold

• IRR: 20.5%
• Equity multiple: 3.15×
• Total profit: $59,653
• Equity at exit: $8,560

Cash invested: $27,720 (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 36605

• Rents YoY: 8.3%
• Active inventory: 139
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $280

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 72%

Sensitivity live

Price	-10% $349	-5% $315	+0% $280	+5% $246	+10% $212
Rent	-10% $184	-5% $232	+0% $280	+5% $329	+10% $377
Rate	-1.0pp $330	-0.5pp $306	base $280	+0.5pp $255	+1.0pp $229

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	21d	1	0.73mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	44d	1	0.74mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	44d	1	0.82mi
1204 Seneca St Mobile, AL	3.0	2.0	1425	$1,345	$0.94	14d	1	0.91mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	44d	1	0.96mi
728 Bankhead Pl Mobile, AL	2.0	1.0	810	$675	$0.83	44d	1	1.04mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	44d	1	1.04mi
1351 Dauphin Island Pkwy Mobile, AL	3.0	1.0	992	$1,095	$1.10	44d	1	1.06mi
767 Jemison St Mobile, AL	2.0	1.0	850	$750	$0.88	44d	1	1.08mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	44d	1	1.15mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	44d	1	1.17mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	44d	1	1.20mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	44d	1	1.21mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	44d	1	1.30mi
1601 Neshota Dr Apt 19 Mobile, AL	2.0	1.0	750	$800	$1.07	44d	1	1.37mi
1601 Neshota Dr Mobile, AL	2.0–3.0	1.0	815	$825	$1.01	14d	7	1.37mi
1601 Neshota Dr Apt 86 Mobile, AL	3.0	1.0	880	$900	$1.02	44d	1	1.37mi
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	14d	1	1.40mi
957 Navco Rd Mobile, AL	2.0	1.5	812	$850	$1.05	21d	1	1.43mi
400 Westwood St Mobile, AL	1.0–2.0	1.0	750	$1,005	$1.34	44d	1	1.45mi
1009 Miami St Mobile, AL	3.0	1.0	768	$1,150	$1.50	44d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 20 DOM
2. 2026-06-17
   days on market $99,000 Active 19 DOM
3. 2026-06-16
   days on market $99,000 Active 18 DOM
4. 2026-06-15
   days on market $99,000 Active 17 DOM
5. 2026-06-14
   days on market $99,000 Active 15 DOM
6. 2026-06-13
   days on market $99,000 Active 14 DOM
7. 2026-06-10
   days on market $99,000 Active 12 DOM
8. 2026-06-09
   days on market $99,000 Active 11 DOM
9. 2026-06-08
   days on market $99,000 Active 10 DOM
10. 2026-06-07
    days on market $99,000 Active 9 DOM
11. 2026-06-05
    days on market $99,000 Active 6 DOM
12. 2026-06-03
    days on market $99,000 Active 5 DOM
13. 2026-06-02
    days on market $99,000 Active 4 DOM
14. 2026-06-01
    days on market $99,000 Active 3 DOM
15. 2026-05-31
    days on market $99,000 Active 2 DOM
16. 2026-05-30
    remarks 374-char remark
17. 2026-05-30
    listed $99,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $14,651
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,880
• Taxable income: $1,902
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $2,908/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

1 event — show timeline

• 2026-05-29 Listed $99,000 GCMLS AL

Property tax history

-18.5%/yr

Latest (2024): $25 · -84.5% YoY. Source: county tax records.