1509 Dominick St · Mobile, AL 36605

$49,900

3 bd · 1.0 ba · 846 sqft · SingleFamily public records · 3 Days on market

Built 1984 8,712 sqft lot Est $55k · 9% 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 +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

Calling Investors! Come check out this 3 bedroom / 1 bath single family house for under $50,000! It was currently rented for years, and after some TLC, this property could rent for $1,200/month. It has central heat and air, electric water heater, electric range, and laundry room with washer/dryer hookups. This will make for a high ROI for a rental property. Call your favorite Realtor and check it out today! Easy to show! Sold As Is.

Key facts

• Electric range
• Central heat and air
• Laundry room

Tags

• CENTRAL HEAT AND AIR
• ELECTRIC WATER HEATER
• ELECTRIC RANGE
• LAUNDRY ROOM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available (110V & 220V); Natural gas available; Public sewer
• Home design: Single Family Residence; Residential property
• Construction: Wood siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Back yard fencing; No additional exterior features listed; View present

Interior

• Kitchen: Electric range; Range hood
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.8% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 32% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

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: 2.32% ✓
• Cap rate: 20.82%
• Cash-on-cash: 51.90%
• DSCR: 3.31
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $54,990
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1403 Douglas St	0.19mi	2/1.0 (-1)	864 (+2%)	12mo	$15,850	$18	73
1550 Colgin St	0.20mi	2/1.0 (-1)	930 (+10%)	4mo	$80,000	$86	66
1450 Mcarthur St	0.13mi	2/1.0 (-1)	768 (-9%)	10mo	$72,415	$94	66
1455 Houston St	0.57mi	3/1.0	816 (-4%)	4mo	$31,000	$38	64
1572 Van Dorn St	0.51mi	3/1.0	900 (+6%)	11mo	$114,000	$127	57
1556 Orange St	0.13mi	2/1.0 (-1)	737 (-13%)	13mo	$30,000	$41	56
563 Wisconsin Ave	0.47mi	2/1.0 (-1)	918 (+8%)	5mo	$60,000	$65	55
1813 Halls Mill Rd	0.57mi	3/1.0	930 (+10%)	13mo	$64,900	$70	46
1665 Johnston St	0.55mi	2/1.0 (-1)	941 (+11%)	12mo	$92,000	$98	40
1068 Arlington St	0.70mi	2/1.0 (-1)	730 (-14%)	1mo	$45,000	$62	38
1107 Quigley St	0.69mi	2/1.0 (-1)	914 (+8%)	20mo	$31,000	$34	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 55.2%
• Equity multiple: 3.61×
• Total profit: $36,515
• Equity at exit: $7,440

10-year hold

• IRR: 62.1%
• Equity multiple: 8.81×
• Total profit: $109,186
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$262
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $604

Break-even live

Break-even rent $393

Max offer price $49,900

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Miami St Mobile, AL	3.0	1.0	768	$1,150	$1.50	44d	1	0.95mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	44d	1	0.97mi
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	44d	1	0.97mi
711 Marine St Mobile, AL	2.0	1.0	1100	$1,150	$1.05	44d	1	1.14mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	44d	1	1.18mi
728 Bankhead Pl Mobile, AL	2.0	1.0	810	$675	$0.83	44d	1	1.19mi
111 S Catherine St Mobile, AL	2.0	1.0	891	$899	$1.01	44d	1	1.27mi
1013 Elmira St Unit A Mobile, AL	2.0	1.0	1000	$995	$0.99	21d	1	1.30mi
767 Jemison St Mobile, AL	2.0	1.0	850	$750	$0.88	44d	1	1.31mi
400 Westwood St Mobile, AL	1.0–2.0	1.0	750	$1,005	$1.34	44d	1	1.39mi
600 S Washington Ave Mobile, AL	1.0–2.0	1.0	820	$1,058	$1.29	44d	2	1.47mi
957 Savannah St Mobile, AL	2.0	1.5	1054	$1,400	$1.33	21d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $49,900 Active 3 DOM
2. 2026-06-17
   days on market $49,900 Active 2 DOM
3. 2026-06-15
   remarks 436-char remark
4. 2026-06-15
   listed $49,900 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: $335 · $28/mo
• Projected year-2 tax: $335 · $28/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 · 21 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: $13,894
• − Mortgage interest: −$2,795
• − Property taxes: −$335
• − Insurance: −$250
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$1,452
• Taxable income: $6,839
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $5,610/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

-78.4% since first listed

2 events — show timeline

• 2026-06-15 Listed $49,900 GCMLS AL
• 2019-08-01 Sold (Public Records) $231,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $335 · +3.1% YoY. Source: county tax records.