1569 Johnston St · Mobile, AL 36605

$16,000

4 bd · 2.0 ba · 1,430 sqft · MultiFamily public records · 2 Days on market

Built 1975

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Calling all investors! Bring your creativity and turn this forgotten duplex into a true income-producing opportunity. Conveniently located in the rapidly growing development area surrounding the Mobile Aeroplex at Brookley Field, this property if full of potential. With the right renovations, this duplex could make an excellent long-term rental, or could room wall and turn it into a single family home or Airbnb or addition to your invest portfolio. Don't miss your chance to transform this property and capitalize on the area's continued growth and development.

Key facts

• Long term rental
• Single family home
• Airbnb

Tags

• SINGLE FAMILY HOME
• INCOME PRODUCING OPPORTUNITY
• LONG TERM RENTAL
• AIRBNB

Property features AI

Finance

• Other: Not on land lease; Not waterfront; Subdivision: Ollinger & Stein

Exterior

• Parking: Driveway
• Utilities: Public sewer; No electric specified; No utilities specified
• Home design: Single-family residence; Residential property; Built in 1975; View present
• Construction: Aluminum siding; No foundation details specified
• Exterior features: No exterior features specified; No fencing

Interior

• Bedrooms: 4 bedrooms
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $16k.

Deal economics

• At list price, monthly cash flow is $952 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Cap rate 77.7% 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); Lillie B Williamson High School (math 2% / reading 12%, grade F, #273 of 305 statewide, top 89%, 956 students, 94% FRL) — zoned schools average 92% FRL vs 67% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 27% district-wide (-17 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 38% 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 $111 of loan paydown is wiped out by about $480 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $16,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 8.51% ✓
• Cap rate: 77.73%
• Cash-on-cash: 255.12%
• DSCR: 12.35
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.57×
• Total profit: $65,289
• Equity at exit: $2,386

10-year hold

• IRR: —
• Equity multiple: 38.46×
• Total profit: $167,811
• Equity at exit: $1,383

Cash invested: $4,480 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$84
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $952

Break-even live

Break-even rent $155

Max offer price $16,000

Occupancy floor 25%

Sensitivity live

Price	-10% $962	-5% $957	+0% $952	+5% $948	+10% $943
Rent	-10% $845	-5% $899	+0% $952	+5% $1,006	+10% $1,060
Rate	-1.0pp $961	-0.5pp $957	base $952	+0.5pp $948	+1.0pp $944

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: $4,000
• Closing costs: $480
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	22d	1	0.76mi
1204 Seneca St Mobile, AL	3.0	2.0	1425	$1,345	$0.94	14d	1	0.77mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	44d	1	0.82mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	44d	1	0.92mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	44d	1	0.98mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	44d	1	1.05mi
1351 Dauphin Island Pkwy Mobile, AL	3.0	1.0	992	$1,095	$1.10	44d	1	1.19mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	44d	1	1.22mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	44d	1	1.25mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	44d	1	1.26mi
811 Gorgas St Mobile, AL	4.0	1.0	1300	$1,310	$1.01	44d	1	1.37mi
1601 Neshota Dr Apt 86 Mobile, AL	3.0	1.0	880	$900	$1.02	44d	1	1.48mi
1601 Neshota Dr Mobile, AL	2.0–3.0	1.0	815	$825	$1.01	14d	7	1.48mi

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   listed $16,000 Active

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $385 · $32/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: $16,330
• − Mortgage interest: −$896
• − Property taxes: −$385
• − Insurance: −$80
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$465
• Taxable income: $11,891
• Est. tax owed @ 24.0%: −$2,854
• After-tax cash flow: $8,576/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

2 events — show timeline

• 2026-05-21 Pending — GCMLS AL
• 2026-05-19 Listed $16,000 GCMLS AL

Property tax history

+0.4%/yr

Latest (2025): $385 · +6.3% YoY. Source: county tax records.