603 Mohawk St · Mobile, AL 36606

$115,000

None bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 535 Days on market

Built 1975 6,616 sqft lot Est $155k · 26% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• 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

This duplex is ready for it's new owners!! If you are ready to expand your portfolio, this property is for you! This duplex offers close proximity to Mardi Gras events, and any other downtown activity you or your tenets would like to attend! Front unit has 3 bedrooms and 1 bath and the back unit is a 1 bedroom 1 bath unit with storage underneith. Call your favorite realtor today to schedule your showing! May be subject to Alabamas One Year Right of Redemption. FCD 7/2/2024

Key facts

• 6,616 sq ft lot
• 4 parking spots
• Built 1975

Property features AI

Finance

• Other: Two total dwelling units
• Financial info: Annual tax amount listed (not included per instructions)

Exterior

• Parking: Driveway with space for 4 vehicles
• Utilities: Electricity available; Municipal water available; Public sewer
• Home design: Residential income property (duplex)
• Construction: Built in 1975; Vinyl siding; Wood window frames; Shingle roof
• Exterior features: No fencing; Property has a view; Metes & Bounds subdivision

Interior

• Heating & cooling: Central heating; Other heating; Central air conditioning
• Interior features: Ceiling fans; Window units

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); 175 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $795 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 535 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $70k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $115k implies a 64% gain — meaningful room to come down on a strong offer.

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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 535 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 1975 — 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: 1.08% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $155,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Euclid Ave	0.27mi	3/2.0	1,222 (-0%)	4mo	$139,000	$114	80
459 Pinehill Dr	0.25mi	3/2.0	1,240 (+1%)	6mo	$157,000	$127	77
616 Morgan Ave	0.21mi	3/2.0	1,150 (-6%)	3mo	$42,000	$37	74
2258 Howell Ave	0.46mi	3/1.0	1,264 (+3%)	2mo	$145,000	$115	71
503 Dauphin Island Pkwy	0.39mi	2/1.0	1,159 (-5%)	3mo	$40,500	$35	70
603 Glenwood St	0.14mi	3/1.0	1,400 (+14%)	4mo	$137,000	$98	66
1805 Woodcock Pl	0.74mi	3/2.0	1,233 (+1%)	4mo	$195,000	$158	57
1809 Woodcock Pl	0.73mi	3/2.0	1,210 (-1%)	4mo	$195,000	$161	56
258 W Mount Island Dr	0.55mi	2/1.0	1,350 (+10%)	2mo	$263,500	$195	56
2560 Howell Ave	0.67mi	3/2.0	1,272 (+4%)	7mo	$145,000	$114	52
165 S Fulton St	0.74mi	2/1.0	1,085 (-11%)	1mo	$261,000	$241	46
2306 Taylor Ave	0.75mi	3/2.0	1,312 (+7%)	8mo	$215,000	$164	43

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-733
• Equity at exit: $17,147

10-year hold

• IRR: 11.0%
• Equity multiple: 1.94×
• Total profit: $30,260
• Equity at exit: $9,943

Cash invested: $32,200 (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: 175
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$603
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $240

Break-even live

Break-even rent $941

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $305	-5% $272	+0% $240	+5% $207	+10% $175
Rent	-10% $142	-5% $191	+0% $240	+5% $289	+10% $338
Rate	-1.0pp $298	-0.5pp $269	base $240	+0.5pp $210	+1.0pp $180

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	45d	1	0.03mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	45d	1	0.06mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	45d	1	0.12mi
400 Westwood St Mobile, AL	1.0–2.0	1.0	750	$1,005	$1.34	45d	1	0.27mi
728 Bankhead Pl Mobile, AL	2.0	1.0	810	$675	$0.83	45d	1	0.29mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	45d	1	0.37mi
767 Jemison St Mobile, AL	2.0	1.0	850	$750	$0.88	45d	1	0.46mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	22d	1	0.52mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	45d	1	0.54mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	45d	1	0.59mi
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	22d	1	0.69mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	45d	1	0.70mi
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	14d	1	0.72mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	14d	1	0.79mi
2503 Richard Ave Mobile, AL	2.0	1.0	928	$805	$0.87	14d	1	0.80mi
2656 Pathway Pl Mobile, AL	2.0–3.0	1.0	778	$949	$1.22	14d	9	0.81mi
2507 Taylor Ave Mobile, AL	3.0	1.0	1230	$1,495	$1.22	14d	1	0.86mi
2500 Taylor Ave Mobile, AL	2.0	1.0	840	$1,195	$1.42	45d	1	0.86mi
200 S Florida St Unit 101 Mobile, AL	2.0	2.0	1150	$1,375	$1.20	22d	1	0.89mi
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	45d	1	0.93mi
104 Ellinor St Mobile, AL	2.0	1.0	896	$1,275	$1.42	22d	1	0.94mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	45d	1	0.97mi
461 Magnolia Rd Unit A Mobile, AL	2.0	1.0	989	$825	$0.83	45d	1	1.01mi
168 W Collins St Mobile, AL	3.0	1.0	968	$725	$0.75	22d	1	1.23mi
2859 Brierwood Dr Mobile, AL	3.0	1.0	1057	$1,500	$1.42	14d	1	1.24mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	45d	1	1.24mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	14d	1	1.24mi
2904 Pleasant Valley Rd Mobile, AL	2.0	1.0	815	$899	$1.10	45d	1	1.28mi
250 Tuttle Ave Unit B Mobile, AL	1.0	1.0	928	$1,100	$1.19	45d	1	1.30mi
957 Navco Rd Mobile, AL	2.0	1.5	812	$850	$1.05	22d	1	1.30mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	45d	1	1.31mi
751 Farnell Ln Mobile, AL	2.0	1.0	1100	$1,400	$1.27	45d	1	1.33mi
2855 Potter Dr Mobile, AL	2.0	1.0	1127	$1,050	$0.93	45d	1	1.34mi
150 Dunn Ave Mobile, AL	3.0	2.0	1455	$1,250	$0.86	22d	1	1.36mi
2861 Potter Dr Unit 1043844P Mobile, AL	3.0	2.0	1496	$2,492	$1.67	22d	1	1.37mi
2604 Dauphin St Mobile, AL	2.0	1.0	950	$1,072	$1.13	45d	2	1.38mi
2604 Dauphin St #210 Mobile, AL	2.0	1.0	950	$1,150	$1.21	22d	1	1.38mi
107 Grand Blvd Mobile, AL	2.0	2.0	1200	$1,295	$1.08	22d	1	1.40mi
276 S Sage Ave Mobile, AL	1.0–2.0	1.0	850	$1,055	$1.24	45d	1	1.41mi
2500 Dauphinwood Dr Mobile, AL	2.0–3.0	1.0–2.0	1250	$980	$0.78	14d	19	1.45mi

Listing history 40 events

1. 2026-06-18
   days on market $115,000 Active 535 DOM
2. 2026-06-17
   days on market $115,000 Active 534 DOM
3. 2026-06-16
   days on market $115,000 Active 533 DOM
4. 2026-06-15
   days on market $115,000 Active 532 DOM
5. 2026-06-14
   days on market $115,000 Active 530 DOM
6. 2026-06-13
   days on market $115,000 Active 529 DOM
7. 2026-06-10
   days on market $115,000 Active 527 DOM
8. 2026-06-09
   days on market $115,000 Active 526 DOM
9. 2026-06-08
   days on market $115,000 Active 525 DOM
10. 2026-06-07
    days on market $115,000 Active 524 DOM
11. 2026-06-05
    days on market $115,000 Active 521 DOM
12. 2026-06-03
    days on market $115,000 Active 520 DOM
13. 2026-06-02
    days on market $115,000 Active 519 DOM
14. 2026-06-01
    days on market $115,000 Active 518 DOM
15. 2026-05-31
    days on market $115,000 Active 517 DOM
16. 2026-05-30
    days on market $115,000 Active 516 DOM
17. 2026-05-20
    price $115,000
18. 2026-04-13
    price $125,000
19. 2026-03-09
    price $135,000
20. 2026-02-02
    price $140,000
21. 2025-11-25
    price $155,000
22. 2025-10-14
    price $165,000
23. 2025-10-08
    status Active
24. 2025-10-08
    historical
25. 2025-08-07
    price $175,000
26. 2025-07-02
    status Active
27. 2025-07-01
    historical
28. 2025-05-07
    status Active
29. 2025-05-01
    historical
30. 2024-12-23
    listed $185,000 Active
31. 2023-09-02
    price $159,000
32. 2023-08-16
    price $610,000
33. 2023-07-31
    price $665,000
34. 2023-07-24
    price $685,999
35. 2023-01-18
    price $124,999
36. 2023-01-18
    price $124,999
37. 2023-01-06
    price $129,999
38. 2022-05-12
    price $695
39. 2022-02-14
    soldstatus $70,000
40. 2014-12-31
    soldstatus $110,000

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,113 · $93/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 ≥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: $14,941
• − Mortgage interest: −$6,442
• − Property taxes: −$1,113
• − Insurance: −$575
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$3,345
• Taxable income: $1,076
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,621/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

+4.5% since first listed

24 events — show timeline

• 2026-05-20 Price Changed $115,000 GCMLS AL
• 2026-04-13 Price Changed $125,000 GCMLS AL
• 2026-03-09 Price Changed $135,000 GCMLS AL
• 2026-02-02 Price Changed $140,000 GCMLS AL
• 2025-11-25 Price Changed $155,000 GCMLS AL
• 2025-10-14 Price Changed $165,000 GCMLS AL
• 2025-10-08 Relisted — GCMLS AL
• 2025-10-08 Delisted — GCMLS AL
• 2025-08-07 Price Changed $175,000 GCMLS AL
• 2025-07-02 Relisted — GCMLS AL
• 2025-07-01 Delisted — GCMLS AL
• 2025-05-07 Relisted — GCMLS AL
• 2025-05-01 Delisted — GCMLS AL
• 2024-12-23 Listed $185,000 GCMLS AL
• 2023-09-02 Price Changed $159,000 GCMLS AL
• 2023-08-16 Price Changed $610,000 GCMLS AL
• 2023-07-31 Price Changed $665,000 GCMLS AL
• 2023-07-24 Price Changed $685,999 GCMLS AL
• 2023-01-18 Price Changed $124,999 GCMLS AL
• 2023-01-18 Price Changed $124,999 BCAR
• 2023-01-06 Price Changed $129,999 GCMLS AL
• 2022-05-12 Price Changed $695 RENT.
• 2022-02-14 Sold (Public Records) $70,000 Public Records
• 2014-12-31 Sold (Public Records) $110,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,113 · +16.3% YoY. Source: county tax records.