120 Demouy Ave · Mobile, AL 36606

$219,500

3 bd · 2.0 ba · 1,339 sqft · SingleFamily public records · 106 Days on market

Built 1930 8,712 sqft lot $164/sqft · 21% below area Est $280k · 21% under ↓ 33% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFULLY UPDATED HOME IN THE HEART OF MIDTOWN MOBILE! Features include new hardwood floors throughout (except for the bathrooms), new paint, updated bathrooms, updated lighting, new vinyl siding, and more. The remodeled kitchen features updated cabinets, counter tops, and appliances. Demouy Avenue has some of the most beautiful older homes in Midtown. Don't miss your opportunity to own one! Call your Realtor 5 minutes ago!

Key facts

• Updated cabinets
• Remodeled kitchen
• Updated bathrooms

Tags

• HARDWOOD FLOORS
• UPDATED BATHROOMS
• REMODELED KITCHEN
• UPDATED CABINETS
• UPDATED LIGHTING
• NEW VINYL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (24.0% below list).
• Recommended offer: $167k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in Mobile — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Leinkauf Elementary School (math 8% / reading 26%, grade F, #499 of 627 statewide, top 80%, 538 students, 91% FRL); Booker T Washington Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 340 students, 95% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL) — zoned schools average 84% FRL vs 67% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 (+5.1%/yr); 175 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 39% of the median local income ($51k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $166,904 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.76% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (median comp): $279,523
• List price: $219,500
• Delta: -21.47%
• 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
53 Carlen St S	0.17mi	3/2.0	1,383 (+3%)	1mo	$300,000	$217	86
1910 Hunter Ave	0.16mi	3/2.5	1,462 (+9%)	4mo	$310,000	$212	72
21 Carlen St S	0.25mi	3/2.0	1,460 (+9%)	2mo	$310,000	$212	71
21 HOUSTON St	0.33mi	2/1.0 (-1)	1,375 (+3%)	2mo	$180,000	$131	70
121 Macy Pl	0.49mi	3/2.0	1,375 (+3%)	3mo	$280,000	$204	70
55 Monterey St S	0.45mi	2/2.0 (-1)	1,366 (+2%)	1mo	$260,000	$190	70
18 Hannon Ave	0.37mi	3/1.0	1,472 (+10%)	2mo	$253,650	$172	60
210 Houston St	0.22mi	2/1.0 (-1)	1,182 (-12%)	2mo	$155,000	$131	59
1809 Calmes St	0.66mi	4/2.0 (+1)	1,420 (+6%)	0mo	$45,000	$32	54
1657 Dauphin St	0.54mi	2/2.0 (-1)	1,509 (+13%)	2mo	$375,000	$249	47
1561 Bruister St	0.54mi	2/2.0 (-1)	1,504 (+12%)	3mo	$330,000	$219	47
503 Dauphin Island Pkwy	0.60mi	2/1.0 (-1)	1,159 (-13%)	3mo	$40,500	$35	38

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: -17.9%
• Equity multiple: 0.36×
• Total profit: $-39,443
• Equity at exit: $32,728

10-year hold

• IRR: -6.8%
• Equity multiple: 0.53×
• Total profit: $-28,842
• Equity at exit: $18,978

Cash invested: $61,460 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$125 /mo · $1,505/yr
• Insurance: −$91
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-116

Break-even live

Break-even rent $1,816

Max offer price $199,031

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-54	+0% $-116	+5% $-178	+10% $-240
Rent	-10% $-248	-5% $-182	+0% $-116	+5% $-50	+10% $16
Rate	-1.0pp $-5	-0.5pp $-60	base $-116	+0.5pp $-173	+1.0pp $-231

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	45d	1	0.01mi
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	15d	1	0.30mi
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	23d	1	0.34mi
1660 Laurel St Mobile, AL	3.0	2.0	1768	$2,200	$1.24	15d	1	0.35mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	45d	1	0.40mi
107 Macy Pl Mobile, AL	3.0	2.0	1800	$2,250	$1.25	45d	1	0.52mi
129 Shell Road Pl Unit 1043713P Mobile, AL	4.0	2.0	1496	$3,389	$2.27	23d	1	0.63mi
111 S Catherine St Mobile, AL	2.0	1.0	891	$899	$1.01	45d	1	0.66mi
104 Ellinor St Mobile, AL	2.0	1.0	896	$1,275	$1.42	23d	1	0.67mi
1566 Dauphin St Unit Back Carriage House Mobile, AL	3.0	1.0	1300	$1,200	$0.92	45d	1	0.69mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	45d	1	0.71mi
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	15d	1	0.73mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	45d	1	0.80mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	45d	1	0.81mi
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	45d	1	0.86mi
2503 Richard Ave Mobile, AL	2.0	1.0	928	$805	$0.87	15d	1	0.88mi
2507 Taylor Ave Mobile, AL	3.0	1.0	1230	$1,495	$1.22	15d	1	0.90mi
186 Stanton Rd Mobile, AL	1.0–3.0	1.0–2.5	1263	$2,450	$1.94	45d	1	0.93mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	45d	1	0.95mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	45d	1	0.97mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	23d	1	0.99mi
107 Grand Blvd Mobile, AL	2.0	2.0	1200	$1,295	$1.08	23d	1	1.00mi
305 Indian Creek Dr E Unit 1043809P Mobile, AL	3.0	2.5	1496	$3,985	$2.66	15d	1	1.00mi
200 S Florida St Unit 101 Mobile, AL	2.0	2.0	1150	$1,375	$1.20	23d	1	1.06mi
2656 Pathway Pl Mobile, AL	2.0–3.0	1.0	778	$1,261	$1.62	15d	9	1.13mi
1141 Montauk Ave Unit 1043864P Mobile, AL	3.0	2.0	1420	$2,741	$1.93	15d	1	1.21mi
2604 Dauphin St Mobile, AL	2.0	1.0	950	$1,072	$1.13	45d	2	1.21mi
2604 Dauphin St #210 Mobile, AL	2.0	1.0	950	$1,150	$1.21	23d	1	1.21mi
57 N Ann St Unit 1043453P Mobile, AL	2.0	2.0	1065	$2,015	$1.89	23d	1	1.23mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	45d	1	1.28mi
713 Iris Ave Mobile, AL	3.0	1.0	1617	$1,300	$0.80	23d	1	1.37mi
2500 Dauphinwood Dr Mobile, AL	2.0–3.0	1.0–2.0	1250	$1,395	$1.12	15d	19	1.37mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	15d	1	1.41mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	45d	1	1.42mi
402 Havens St Mobile, AL	4.0	2.0	960	$1,350	$1.41	15d	1	1.42mi
168 W Collins St Mobile, AL	3.0	1.0	968	$725	$0.75	23d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $219,500 Active 106 DOM
2. 2026-06-18
   days on market $219,500 Active 103 DOM
3. 2026-06-17
   days on market $219,500 Active 102 DOM
4. 2026-06-16
   days on market $219,500 Active 101 DOM
5. 2026-06-15
   days on market $219,500 Active 100 DOM
6. 2026-06-14
   days on market $219,500 Active 98 DOM
7. 2026-06-13
   days on market $219,500 Active 97 DOM
8. 2026-06-10
   days on market $219,500 Active 95 DOM
9. 2026-06-09
   days on market $219,500 Active 94 DOM
10. 2026-06-08
    days on market $219,500 Active 93 DOM
11. 2026-06-07
    days on market $219,500 Active 92 DOM
12. 2026-06-05
    days on market $219,500 Active 89 DOM
13. 2026-06-03
    days on market $219,500 Active 88 DOM
14. 2026-06-02
    days on market $219,500 Active 87 DOM
15. 2026-06-01
    days on market $219,500 Active 86 DOM
16. 2026-05-31
    days on market $219,500 Active 85 DOM
17. 2026-05-30
    days on market $219,500 Active 84 DOM
18. 2026-04-29
    price $219,500 433-char remark

    Show marketing remark (433 chars)

    BEAUTIFULLY UPDATED HOME IN THE HEART OF MIDTOWN MOBILE! Features include new hardwood floors throughout (except for the bathrooms), new paint, updated bathrooms, updated lighting, new vinyl siding, and more. The remodeled kitchen features updated cabinets, counter tops, and appliances. Demouy Avenue has some of the most beautiful older homes in Midtown. Don't miss your opportunity to own one! Call your Realtor 5 minutes ago!

19. 2026-03-07
    listed $225,000 Active 433-char remark

    Show marketing remark (433 chars)

    BEAUTIFULLY UPDATED HOME IN THE HEART OF MIDTOWN MOBILE! Features include new hardwood floors throughout (except for the bathrooms), new paint, updated bathrooms, updated lighting, new vinyl siding, and more. The remodeled kitchen features updated cabinets, counter tops, and appliances. Demouy Avenue has some of the most beautiful older homes in Midtown. Don't miss your opportunity to own one! Call your Realtor 5 minutes ago!

20. 2019-03-19
    soldstatus $327,500

ⓘ 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: $1,505 · $125/mo
• Projected year-2 tax: $1,505 · $125/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $20,028
• − Mortgage interest: −$12,295
• − Property taxes: −$1,505
• − Insurance: −$1,895
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$6,385
• Taxable loss: −$5,257
• Est. tax savings @ 24.0%: +$1,262
• After-tax cash flow: $-129/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

-33.0% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $219,500 GCMLS AL
• 2026-03-07 Listed $225,000 GCMLS AL
• 2019-03-19 Sold (Public Records) $327,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,505 · +4.0% YoY. Source: county tax records.