5617 William And Mary St · Mobile, AL 36608

$169,000

3 bd · 2.0 ba · 1,478 sqft · SingleFamily public records · 3 Days on market

Built 1996 8,712 sqft lot Est $231k · 27% under

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Why this score? — see what drove the C+ 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Key facts

• 8,712 sq ft lot
• Parking
• Built 1996

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Electric: Other
• Home design: Single family residence; Residential property; Built in 1996
• Construction: Concrete perimeter foundation; Slab foundation; Other roof
• Exterior features: No exterior features listed; No fencing; Property has a view

Interior

• Kitchen: Other kitchen features; Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Interior features: Other interior features
• Laundry & utility: Other heating; Other cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 8.2% 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: Mary B Austin Elementary School (math 29% / reading 59%, grade F, #194 of 627 statewide, top 32%, 511 students, 51% FRL); Mattie T Blount High School (math 2% / reading 3%, grade F, #291 of 305 statewide, top 100%, 1,176 students, 86% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 338 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $5k 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 + 6.2% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $110k; list at $169k implies a 54% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $230,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Judson Dr	0.15mi	3/2.5	1,498 (+1%)	4mo	$198,900	$133	85
312 Vanderbilt Dr	0.22mi	3/2.0	1,436 (-3%)	3mo	$230,000	$160	83
5516 Brightwood Ln	0.21mi	3/2.0	1,390 (-6%)	1mo	$170,000	$122	79
104 University Blvd N	0.39mi	3/2.0	1,525 (+3%)	2mo	$150,000	$98	75
5405 Hilltop Dr N	0.50mi	3/2.0	1,415 (-4%)	1mo	$229,600	$162	68
204 Cosgrove Dr	0.39mi	3/2.0	1,376 (-7%)	3mo	$219,000	$159	68
54 University Blvd N	0.43mi	3/2.0	1,344 (-9%)	1mo	$190,000	$141	64
116 N University Blvd	0.34mi	4/2.0 (+1)	1,350 (-9%)	1mo	$225,000	$167	64
209 Norden Dr E	0.44mi	3/2.0	1,284 (-13%)	0mo	$247,900	$193	57
105 Village Cir W	0.73mi	3/2.0	1,403 (-5%)	1mo	$185,500	$132	57
301 Azalea Cir	0.49mi	2/2.0 (-1)	1,310 (-11%)	2mo	$205,000	$156	52
113 Hilltop Dr E	0.52mi	4/2.0 (+1)	1,625 (+10%)	4mo	$250,000	$154	51

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 · 6.15% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-4,145
• Equity at exit: $25,198

10-year hold

• IRR: 10.6%
• Equity multiple: 1.95×
• Total profit: $44,794
• Equity at exit: $14,612

Cash invested: $47,320 (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 36608

• Rents YoY: 6.2%
• Active inventory: 338
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $271

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 80%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Syracuse St Mobile, AL	3.0	2.0	1776	$1,875	$1.06	13d	1	0.10mi
304 N University Blvd Unit 1043721P Mobile, AL	4.0	2.5	1496	$4,148	$2.77	20d	1	0.16mi
5213 Pineview Ln S Mobile, AL	3.0	1.0	1176	$1,575	$1.34	43d	1	0.56mi
5207 Azalea Cir S Mobile, AL	3.0	2.0	1100	$1,490	$1.35	20d	1	0.59mi
5263 Border Dr S Mobile, AL	3.0	1.0	946	$1,400	$1.48	13d	1	0.60mi
133 East Dr Mobile, AL	1.0–2.0	1.0	821	$1,024	$1.25	13d	4	0.76mi
112 S University Blvd Mobile, AL	4.0	4.5	1472	$1,810	$1.23	13d	5	0.77mi
5477 Ardell Dr Unit 1043691P Mobile, AL	3.0	2.0	1496	$2,680	$1.79	13d	1	0.87mi
912 Wendover Rd Unit 1043703P Mobile, AL	4.0	2.5	1496	$3,190	$2.13	20d	1	0.87mi
5855 Woodvale Dr Mobile, AL	3.0	1.5	1712	$1,350	$0.79	20d	1	0.88mi
4657 Barbara Mitchell Dr Mobile, AL	3.0	1.0	940	$1,400	$1.49	43d	1	0.92mi
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	43d	1	0.98mi
5904 Saint Gallen Ave S Unit 1043743P Mobile, AL	4.0	2.0	1496	$3,719	$2.49	20d	1	1.07mi
914 David Langan Dr E Mobile, AL	3.0	1.0	1080	$1,450	$1.34	43d	1	1.08mi
1104 Garland St Mobile, AL	3.0	1.0	1377	$1,450	$1.05	20d	1	1.24mi
4670 Rosewood Dr Mobile, AL	3.0	2.0	1192	$1,200	$1.01	13d	1	1.30mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	43d	1	1.45mi
6200 Airport Blvd Apt 174 Mobile, AL	2.0	2.0	1000	$1,050	$1.05	43d	1	1.48mi

Listing history 3 events

1. 2026-06-15
   statusdays on market $169,000 Pending 3 DOM
2. 2026-06-14
   days on market $169,000 Active 2 DOM
3. 2026-06-13
   listed $169,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 21 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: $21,856
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$4,916
• Taxable income: $596
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $3,108/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): 38,890
• Household income: $61,146
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1823.0

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 0.56)
• Race & ethnicity: White 56% Black 35% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Arabic 1% 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: ▼ -224.52%
• Current HPI: 198.9469
• Rent YoY: ▲ 6.15%
• 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

+53.6% since first listed

2 events — show timeline

• 2026-06-11 Listed $169,000 GCMLS AL
• 2026-06-01 Sold (Public Records) $110,000 Public Records