4000 Lloyd Station Rd · Mobile, AL 36693

$92,000

3 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 170 Days on market

Built 1985 0.51 ac lot $75/sqft · 49% below area Est $182k · 49% under ↓ 34% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for another property to add to your rental portfolio, or your next home? Come take a look at this one. New flooring. New water heater. With a few more renovations this could be it. Owner is licensed real estate agent in AL

Key facts

• New hvac
• New flooring
• New water heater

Tags

• NEW FLOORING
• NEW WATER HEATER
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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 flat; 142 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $636 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 + 0.2% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.83%
• DSCR: 2.59
• GRM: 4.5

CMA / ARV

• ARV (median comp): $182,169
• List price: $92,000
• Delta: -49.50%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.24% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.14×
• Total profit: $29,491
• Equity at exit: $13,717

10-year hold

• IRR: 34.3%
• Equity multiple: 3.75×
• Total profit: $70,940
• Equity at exit: $7,954

Cash invested: $25,760 (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 36693

• Home prices YoY: -28.1%
• Rents YoY: 0.2%
• Active inventory: 142
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$46 /mo · $558/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $769

Break-even live

Break-even rent $718

Max offer price $92,000

Occupancy floor 50%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4361 Montclair Cir E Mobile, AL	3.0	2.0	1456	$1,700	$1.17	43d	1	1.01mi
1611 Rochelle St Mobile, AL	3.0	2.0	1085	$1,650	$1.52	21d	1	1.37mi
4273 Vega Dr Mobile, AL	3.0	1.5	1300	$1,600	$1.23	43d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $92,000 Active 170 DOM
2. 2026-06-17
   days on market $92,000 Active 169 DOM
3. 2026-06-16
   days on market $92,000 Active 168 DOM
4. 2026-06-15
   days on market $92,000 Active 167 DOM
5. 2026-06-14
   days on market $92,000 Active 165 DOM
6. 2026-06-13
   days on market $92,000 Active 164 DOM
7. 2026-06-10
   days on market $92,000 Active 162 DOM
8. 2026-06-09
   days on market $92,000 Active 161 DOM
9. 2026-06-08
   days on market $92,000 Active 160 DOM
10. 2026-06-07
    days on market $92,000 Active 159 DOM
11. 2026-06-05
    days on market $92,000 Active 156 DOM
12. 2026-06-03
    days on market $92,000 Active 155 DOM
13. 2026-06-02
    days on market $92,000 Active 154 DOM
14. 2026-06-01
    days on market $92,000 Active 153 DOM
15. 2026-05-31
    days on market $92,000 Active 152 DOM
16. 2026-05-30
    days on market $92,000 Active 151 DOM
17. 2026-04-14
    price $92,000 240-char remark

    Show marketing remark (240 chars)

    Are you looking for another property to add to your rental portfolio, or your next home? Come take a look at this one. New flooring. New water heater. With a few more renovations this could be it. Owner is licensed real estate agent in AL

18. 2026-02-23
    price $99,000 240-char remark

    Show marketing remark (240 chars)

    Are you looking for another property to add to your rental portfolio, or your next home? Come take a look at this one. New flooring. New water heater. With a few more renovations this could be it. Owner is licensed real estate agent in AL

19. 2026-01-16
    price $125,000 240-char remark

    Show marketing remark (240 chars)

    Are you looking for another property to add to your rental portfolio, or your next home? Come take a look at this one. New flooring. New water heater. With a few more renovations this could be it. Owner is licensed real estate agent in AL

20. 2026-01-07
    price $130,000 240-char remark

    Show marketing remark (240 chars)

    Are you looking for another property to add to your rental portfolio, or your next home? Come take a look at this one. New flooring. New water heater. With a few more renovations this could be it. Owner is licensed real estate agent in AL

21. 2025-12-30
    listed $139,000 Active 240-char remark

    Show marketing remark (240 chars)

    Are you looking for another property to add to your rental portfolio, or your next home? Come take a look at this one. New flooring. New water heater. With a few more renovations this could be it. Owner is licensed real estate agent in AL

ⓘ 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: $558 · $46/mo
• Projected year-2 tax: $558 · $46/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 6/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $20,300
• − Mortgage interest: −$5,153
• − Property taxes: −$558
• − Insurance: −$460
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$2,676
• Taxable income: $8,204
• Est. tax owed @ 24.0%: −$1,969
• After-tax cash flow: $7,261/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): 18,726
• Household income: $68,933
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 498.0

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 White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 5% Asian 4% Two or more races 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 4% Tagalog/Filipino 2% Vietnamese 1%

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: ▼ -71.22%
• Current HPI: 182.6406
• Rent YoY: ▲ 0.24%
• 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

-33.8% since first listed

5 events — show timeline

• 2026-04-14 Price Changed $92,000 GCMLS AL
• 2026-02-23 Price Changed $99,000 GCMLS AL
• 2026-01-16 Price Changed $125,000 GCMLS AL
• 2026-01-07 Price Changed $130,000 GCMLS AL
• 2025-12-30 Listed $139,000 GCMLS AL

Property tax history

+13.7%/yr

Latest (2025): $558 · +2.3% YoY. Source: county tax records.