660 Halifax Dr · Mobile, AL 36609

$99,000

3 bd · 1.0 ba · 1,227 sqft · SingleFamily public records · 126 Days on market

Built 1993 8,986 sqft lot $81/sqft · 28% below area Est $163k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and renovators! This property is mid-renovation and ready for completion — and the big-ticket item has already been handled with a brand NEW roof recently installed. Originally purchased with plans for a full remodel and rental conversion, the owner relocated out of town, creating an opportunity for the next investor to step in and finish the project. Interior has been partially gutted, offering a clean slate for redesign and customization. With the roof already replaced, a major expense and insurance concern has been eliminated. Concrete subfloor exposed and open layout potential provide a strong foundation for your renovation vision. Ideal for: • Flip project • Buy-and-hold rental • BRRRR strategy • Portfolio addition Located in an established area with rental demand and convenient access to major roads and amenities. Property sold AS-IS. Cash or renovation financing preferred.

Key facts

• Concrete subfloor
• New roof
• 8,986 sq ft lot

Tags

• NEW ROOF
• CONCRETE SUBFLOOR
• OPEN LAYOUT POTENTIAL

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 $434 ($5k/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: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 (+3.1%/yr); 144 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/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 + 3.1% 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 126 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $99k implies a 98% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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: 1.39% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (median comp): $162,915
• List price: $99,000
• Delta: -39.23%
• 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
4077 Lancewood Dr S	0.09mi	4/1.0 (+1)	1,284 (+5%)	2mo	$125,000	$97	82
705 Littledale Rd	0.20mi	3/2.0	1,189 (-3%)	1mo	$160,000	$135	81
661 Raines Dr	0.24mi	3/1.5	1,134 (-8%)	1mo	$122,000	$108	73
552 Tamworth Ct	0.33mi	3/1.0	1,135 (-8%)	3mo	$159,500	$141	70
713 Raines Dr	0.29mi	3/1.0	1,347 (+10%)	2mo	$73,000	$54	69
4275 Raines Dr	0.43mi	3/1.0	1,107 (-10%)	2mo	$172,000	$155	62
1618 Catalina Dr	0.63mi	3/1.5	1,196 (-2%)	3mo	$120,000	$100	62
4057 Gaylark Rd N	0.36mi	3/1.0	1,080 (-12%)	2mo	$140,000	$130	62
4017 Meadow Wood Curv	0.38mi	3/1.0	1,080 (-12%)	3mo	$139,900	$130	60
4259 Raines Dr	0.38mi	3/1.5	1,394 (+14%)	1mo	$184,000	$132	57
717 Kasserine Pass	0.61mi	3/1.5	1,377 (+12%)	1mo	$178,000	$129	48
4129 Springdale Rd	0.75mi	2/1.0 (-1)	1,044 (-15%)	1mo	$139,000	$133	34

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.42×
• Total profit: $11,717
• Equity at exit: $14,761

10-year hold

• IRR: 19.8%
• Equity multiple: 2.67×
• Total profit: $46,230
• 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 36609

• Rents YoY: 3.1%
• Active inventory: 144
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$519
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $434

Break-even live

Break-even rent $830

Max offer price $99,000

Occupancy floor 64%

Sensitivity live

Price	-10% $490	-5% $462	+0% $434	+5% $406	+10% $378
Rent	-10% $325	-5% $380	+0% $434	+5% $489	+10% $543
Rate	-1.0pp $484	-0.5pp $459	base $434	+0.5pp $409	+1.0pp $383

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4077 Lancewood Dr S Mobile, AL	4.0	1.0	1283	$1,600	$1.25	44d	1	0.06mi
654 Ynestra Dr Mobile, AL	3.0	1.5	1134	$1,300	$1.15	14d	1	0.10mi
4213 Malibar Dr Mobile, AL	3.0	1.0	1100	$1,458	$1.33	21d	1	0.19mi
4161 Rebecca Rd Mobile, AL	3.0	1.0	1214	$1,500	$1.24	14d	1	0.23mi
4242 Marmora Dr Mobile, AL	3.0	1.5	1053	$1,500	$1.42	44d	1	0.30mi
552 Tamworth Ct Mobile, AL	3.0	1.0	1100	$1,450	$1.32	44d	1	0.33mi
550 Tamworth Ct Mobile, AL	3.0	1.0	1000	$1,295	$1.29	44d	1	0.34mi
4057 Gaylark Rd N Mobile, AL	3.0	1.0	1080	$1,275	$1.18	21d	1	0.40mi
5155 Ridgedale Rd Mobile, AL	3.0	1.5	1263	$1,400	$1.11	14d	1	0.50mi
4118 Seabreeze Rd N Mobile, AL	3.0	1.0	1088	$1,100	$1.01	44d	1	0.60mi
651 Azalea Rd Mobile, AL	2.0–3.0	1.0–1.5	890	$1,232	$1.38	44d	1	0.81mi
3993 Cottage Hill Rd Mobile, AL	2.0	1.5	1150	$895	$0.78	44d	1	0.82mi
833 S University Blvd Mobile, AL	1.0–2.0	1.0–2.0	855	$1,190	$1.39	14d	12	0.82mi
506 Seville Dr Mobile, AL	3.0	1.5	1200	$1,350	$1.12	14d	1	0.90mi
561 Village Green Dr E Mobile, AL	2.0	1.0	880	$1,000	$1.14	14d	4	0.99mi
701 S University Blvd Mobile, AL	2.0	1.0	692	$1,093	$1.58	21d	10	1.06mi
900 Downtowner Blvd Mobile, AL	1.0–3.0	1.0–2.5	1029	$1,449	$1.41	14d	32	1.17mi
3800 Michael Blvd Mobile, AL	1.0–2.0	1.0–2.0	854	$942	$1.10	14d	15	1.30mi
1651 Knollwood Dr Mobile, AL	1.0–2.0	1.0–2.0	835	$1,247	$1.49	14d	16	1.33mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	14d	2	1.44mi
3600 Michael Blvd Mobile, AL	2.0	1.5	750	$949	$1.27	14d	3	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 126 DOM
2. 2026-06-17
   days on market $99,000 Active 125 DOM
3. 2026-06-16
   days on market $99,000 Active 124 DOM
4. 2026-06-15
   days on market $99,000 Active 123 DOM
5. 2026-06-14
   days on market $99,000 Active 121 DOM
6. 2026-06-13
   days on market $99,000 Active 120 DOM
7. 2026-06-10
   days on market $99,000 Active 118 DOM
8. 2026-06-09
   days on market $99,000 Active 117 DOM
9. 2026-06-08
   days on market $99,000 Active 116 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    pricedays on market $99,000 Active 115 DOM
12. 2026-06-05
    days on market $115,000 Active 112 DOM
13. 2026-06-03
    days on market $115,000 Active 111 DOM
14. 2026-06-02
    days on market $115,000 Active 110 DOM
15. 2026-06-01
    days on market $115,000 Active 109 DOM
16. 2026-05-31
    days on market $115,000 Active 108 DOM
17. 2026-05-30
    days on market $115,000 Active 107 DOM
18. 2026-04-07
    price $115,000 949-char remark

    Show marketing remark (949 chars)

    Attention investors and renovators! This property is mid-renovation and ready for completion — and the big-ticket item has already been handled with a brand NEW roof recently installed. Originally purchased with plans for a full remodel and rental conversion, the owner relocated out of town, creating an opportunity for the next investor to step in and finish the project. Interior has been partially gutted, offering a clean slate for redesign and customization. With the roof already replaced, a major expense and insurance concern has been eliminated. Concrete subfloor exposed and open layout potential provide a strong foundation for your renovation vision. Ideal for: • Flip project • Buy-and-hold rental • BRRRR strategy • Portfolio addition Located in an established area with rental demand and convenient access to major roads and amenities. Property sold AS-IS. Cash or renovation financing preferred.

19. 2026-02-12
    listed $129,000 Active 949-char remark

    Show marketing remark (949 chars)

    Attention investors and renovators! This property is mid-renovation and ready for completion — and the big-ticket item has already been handled with a brand NEW roof recently installed. Originally purchased with plans for a full remodel and rental conversion, the owner relocated out of town, creating an opportunity for the next investor to step in and finish the project. Interior has been partially gutted, offering a clean slate for redesign and customization. With the roof already replaced, a major expense and insurance concern has been eliminated. Concrete subfloor exposed and open layout potential provide a strong foundation for your renovation vision. Ideal for: • Flip project • Buy-and-hold rental • BRRRR strategy • Portfolio addition Located in an established area with rental demand and convenient access to major roads and amenities. Property sold AS-IS. Cash or renovation financing preferred.

20. 2024-04-19
    soldstatus $50,000

ⓘ 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: $1,139 · $95/mo
• Projected year-2 tax: $1,139 · $95/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 · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,551
• − Mortgage interest: −$5,546
• − Property taxes: −$1,139
• − Insurance: −$495
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,880
• Taxable income: $3,843
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $4,289/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): 23,820
• Household income: $49,830
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1379.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 44% White 42% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Vietnamese 2% Other Indo-European 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: ▼ -124.06%
• Current HPI: 200.0811
• Rent YoY: ▲ 3.07%
• 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

+130.0% since first listed

3 events — show timeline

• 2026-04-07 Price Changed $115,000 GCMLS AL
• 2026-02-12 Listed $129,000 GCMLS AL
• 2024-04-19 Sold (Public Records) $50,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,139 · +6.9% YoY. Source: county tax records.