2213 Vivian Dr · Mobile, AL 36693

$71,700

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 1 Days on market

Built 1965 0.46 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This fixer upper is ready for some TLC! A must see off of Cottage Hill with easy access to shopping and restaurants! Subject to the approval of probate court - sold AS IS WHERE IS - Cash buyers only!

Key facts

• 0.46 acre lot
• Built 1965

Property features AI

Finance

• Other: Located in the Terrace Hills subdivision; Address: 2213 Vivian Dr, Mobile AL 36693; Directions available

Exterior

• Parking: Driveway
• Utilities: Electricity available (110 volts); Sewer: other
• Home design: Single family residence; Residential property; Views
• Construction: Built in 1965; Block and other construction materials; Slab foundation; Composition roof
• Exterior features: No notable exterior features listed; No fencing

Interior

• Kitchen: Electric range; Refrigerator; White cabinets
• Bedrooms: 3 bedrooms
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 19.9% 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: Olive J Dodge Elementary School (math 6% / reading 35%, grade F, #453 of 627 statewide, top 72%, 875 students, 67% FRL); Wp Davidson High School (math 36% / reading 41%, grade F, #37 of 305 statewide, top 12%, 1,535 students, 61% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents flat; 142 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $496 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $71,700

Questions for the listing agent

1. Built in 1965 — 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. 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.
6. 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.
7. 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: 2.18% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.57%
• DSCR: 3.16
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $163,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5032 Brookfield Dr N	0.39mi	3/1.5	1,336 (+6%)	1mo	$185,000	$138	69
1005 Oakland Dr	0.34mi	2/1.0 (-1)	1,188 (-6%)	0mo	$145,000	$122	69
717 Kasserine Pass	0.41mi	3/1.5	1,377 (+9%)	1mo	$178,000	$129	63
713 Raines Dr	0.58mi	3/1.0	1,347 (+7%)	2mo	$73,000	$54	60
2359 Demetropolis Rd	0.50mi	4/1.5 (+1)	1,344 (+6%)	2mo	$78,000	$58	58
5612 Bentley Ln	0.40mi	3/2.0	1,420 (+12%)	1mo	$169,000	$119	56
5609 Bentley Ct	0.44mi	3/2.0	1,440 (+14%)	1mo	$193,000	$134	52
4259 Raines Dr	0.67mi	3/1.5	1,394 (+10%)	1mo	$184,000	$132	49
661 Raines Dr	0.68mi	3/1.5	1,134 (-10%)	1mo	$122,000	$108	48
4275 Raines Dr	0.66mi	3/1.0	1,107 (-12%)	2mo	$172,000	$155	47
2612 East Rd	0.70mi	3/2.0	1,384 (+10%)	0mo	$124,000	$90	47
1919 Wildwood Pl	0.63mi	3/2.0	1,104 (-13%)	1mo	$199,000	$180	44

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 · 0.24% rent growth · sell at horizon

5-year hold

• IRR: 43.1%
• Equity multiple: 2.79×
• Total profit: $35,887
• Equity at exit: $10,691

10-year hold

• IRR: 47.9%
• Equity multiple: 5.05×
• Total profit: $81,392
• Equity at exit: $6,199

Cash invested: $20,076 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$376
• Tax from tax record: −$17 /mo · $209/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $813

Break-even live

Break-even rent $536

Max offer price $71,700

Occupancy floor 43%

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: $17,925
• Closing costs: $2,151
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4242 Marmora Dr Mobile, AL	3.0	1.5	1053	$1,500	$1.42	43d	1	0.56mi
713 Raines Dr Mobile, AL	4.0	2.0	1600	$1,858	$1.16	13d	1	0.59mi
4213 Malibar Dr Mobile, AL	3.0	1.0	1100	$1,458	$1.33	20d	1	0.65mi
4306 Via Alta Dr Mobile, AL	3.0	2.0	1640	$1,600	$0.98	43d	1	0.76mi
2754 Seaton Ct Mobile, AL	3.0	2.5	1640	$1,950	$1.19	13d	1	0.77mi
654 Ynestra Dr Mobile, AL	3.0	1.5	1134	$1,300	$1.15	13d	1	0.78mi
4077 Lancewood Dr S Mobile, AL	4.0	1.0	1283	$1,600	$1.25	43d	1	0.79mi
4861 Woodcliff Dr N Mobile, AL	3.0	2.0	1610	$1,300	$0.81	43d	1	0.81mi
1724 Rustic Wood Ct Mobile, AL	3.0	2.0	1607	$1,850	$1.15	43d	1	0.86mi
4161 Rebecca Rd Mobile, AL	3.0	1.0	1214	$1,500	$1.24	13d	1	0.86mi
552 Tamworth Ct Mobile, AL	3.0	1.0	1100	$1,450	$1.32	43d	1	0.97mi
550 Tamworth Ct Mobile, AL	3.0	1.0	1000	$1,295	$1.29	43d	1	0.99mi
2316 Woodland Rd Mobile, AL	4.0	2.0	1560	$2,200	$1.41	13d	1	1.05mi
5901 Ole Mill Rd Mobile, AL	3.0	2.0	1600	$1,900	$1.19	43d	1	1.07mi
5155 Ridgedale Rd Mobile, AL	3.0	1.5	1263	$1,400	$1.11	13d	1	1.12mi
1651 Knollwood Dr Mobile, AL	1.0–2.0	1.0–2.0	835	$1,247	$1.49	13d	16	1.19mi
4057 Gaylark Rd N Mobile, AL	3.0	1.0	1080	$1,275	$1.18	20d	1	1.23mi
4273 Vega Dr Mobile, AL	3.0	1.5	1300	$1,600	$1.23	43d	1	1.26mi
4118 Seabreeze Rd N Mobile, AL	3.0	1.0	1088	$1,100	$1.01	43d	1	1.31mi
4017 Cottage Hill Rd #69 Mobile, AL	3.0	2.5	1616	$1,495	$0.93	20d	1	1.32mi
4017 Cottage Hill Rd Mobile, AL	3.0	2.5	1616	$1,495	$0.93	43d	1	1.32mi
833 S University Blvd Mobile, AL	1.0–2.0	1.0–2.0	855	$1,190	$1.39	13d	12	1.35mi
3993 Cottage Hill Rd Mobile, AL	2.0	1.5	1150	$895	$0.78	43d	1	1.39mi
6260 Sarasota Dr Mobile, AL	3.0	1.0	1090	$1,200	$1.10	43d	1	1.46mi
701 S University Blvd Mobile, AL	2.0	1.0	692	$1,093	$1.58	20d	10	1.47mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	13d	2	1.49mi

Listing history 3 events

1. 2026-06-18
   status $71,700 Pending 1 DOM
2. 2026-06-16
   remarks 202-char remark
3. 2026-06-16
   listed $71,700 Active 1 DOM

ⓘ 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: $209 · $17/mo
• Projected year-2 tax: $294 · $24/mo
• Expected delta: +$85/yr (+$7/mo · 40.9%)

ⓘ 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 (unshaded) · 57% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,772
• − Mortgage interest: −$4,016
• − Property taxes: −$209
• − Insurance: −$358
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$2,086
• Taxable income: $9,100
• Est. tax owed @ 24.0%: −$2,184
• After-tax cash flow: $7,567/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

+8.6% since first listed

2 events — show timeline

• 2026-06-16 Listed $71,700 GCMLS AL
• 2008-08-19 Sold (Public Records) $66,000 Public Records

Property tax history

-8.1%/yr

Latest (2019): $209 · +0.0% YoY. Source: county tax records.