6701 Dickens Ferry Rd #100 · Mobile, AL 36608

$99,999

2 bd · 2.5 ba · 1,288 sqft · Condo public records · 237 Days on market

Built 1983 $78/sqft · 11% below area Est $113k · 12% under $340/mo HOA · 27% of rent

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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 +16.8/30.0
• ARV discount +12.8/15.0
• 1% rule +7.7/10.0
• DSCR +5.2/10.0
• 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

Listing remarks MLS

Welcome to the gated Stonegate community of townhouse condos. This open concept unit will provide many cozy memories with walkout patio and storage closet. New vinyl flooring throughout and fresh paint make for your new start! Two-bedrooms with ensuite bathrooms in each one makes for convenient living. There is even a half bath downstairs! Here are just a few of the amenities that are included in your monthly dues: doggie station and park; swimming pool; clubhouse; garbage; floodlights; camera monitoring; exterior (from the studs out) maintenance, insurance and termite control; ground maintenance and more. Buyer or buyer's agent to confirm all information. Thank you! Buyer to verify all information during due diligence.

Key facts

• Gated community
• Fresh paint
• Open concept

Tags

• GATED COMMUNITY
• OPEN CONCEPT
• WALKOUT PATIO
• STORAGE CLOSET
• NEW VINYL FLOORING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $64 ($768/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: schools D-, 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.
• Market conditions: Rents rising fast (+6.2%/yr); 338 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $691 of loan paydown is wiped out by about $3k 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 237 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $100k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 6.6

CMA / ARV

• ARV (median comp): $113,220
• List price: $99,999
• Delta: -11.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6513 Cedar Bend Ct Unit B	0.24mi	2/2.5	1,274 (-1%)	11mo	$142,000	$111	78

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: -7.2%
• Equity multiple: 0.72×
• Total profit: $-7,799
• Equity at exit: $14,910

10-year hold

• IRR: 6.9%
• Equity multiple: 1.62×
• Total profit: $17,349
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$524
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$42
• HOA: −$340
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $64

Break-even live

Break-even rent $1,190

Max offer price $99,999

Occupancy floor 90%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 Dickens Ferry Rd #30 Mobile, AL	3.0	2.5	1342	$1,395	$1.04	20d	1	0.03mi
101 Foreman Rd Mobile, AL	1.0–3.0	1.0–2.0	835	$1,059	$1.27	43d	9	0.08mi
6601 Old Shell Rd Unit 3 Mobile, AL	2.0	1.0	950	$975	$1.03	20d	1	0.17mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	43d	1	0.25mi
1 Country Ln Mobile, AL	1.0–2.0	1.0	850	$1,221	$1.44	13d	10	0.31mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,387	$1.14	43d	10	0.79mi
6200 Airport Blvd Apt 174 Mobile, AL	2.0	2.0	1000	$1,050	$1.05	43d	1	1.02mi
6200 Airport Blvd Unit 48 Mobile, AL	2.0	1.0	1000	$1,000	$1.00	20d	1	1.03mi
6200 Airport Blvd Unit 56 Mobile, AL	2.0	1.0	1000	$900	$0.90	43d	1	1.04mi
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	43d	1	1.04mi
133 East Dr Mobile, AL	1.0–2.0	1.0	821	$1,024	$1.25	13d	4	1.14mi
6700 Wall St Mobile, AL	2.0–3.0	1.0–2.0	1231	$1,249	$1.01	13d	6	1.30mi
668 Willow Pointe Dr Mobile, AL	2.0	2.0	1029	$1,750	$1.70	43d	1	1.30mi
668 Willow Pointe Dr Mobile, AL	2.0	2.0	1029	$1,650	$1.60	20d	1	1.30mi
176 2nd Ave Mobile, AL	3.0	1.0	1056	$895	$0.85	20d	1	1.31mi
7601 Airport Blvd Mobile, AL	2.0–4.0	2.0	1082	$1,050	$0.97	13d	5	1.34mi
6725 Zeigler Blvd Mobile, AL	1.0–2.0	1.0	850	$1,282	$1.51	13d	7	1.35mi

HOA detail condo

• Monthly dues: $340 · $4,080/yr
• Likely covers: trashpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $99,999 Active 237 DOM
2. 2026-06-17
   days on market $99,999 Active 236 DOM
3. 2026-06-16
   days on market $99,999 Active 235 DOM
4. 2026-06-15
   days on market $99,999 Active 234 DOM
5. 2026-06-14
   days on market $99,999 Active 232 DOM
6. 2026-06-13
   days on market $99,999 Active 231 DOM
7. 2026-06-10
   days on market $99,999 Active 229 DOM
8. 2026-06-09
   days on market $99,999 Active 228 DOM
9. 2026-06-08
   days on market $99,999 Active 227 DOM
10. 2026-06-07
    days on market $99,999 Active 226 DOM
11. 2026-06-05
    days on market $99,999 Active 223 DOM
12. 2026-06-03
    days on market $99,999 Active 222 DOM
13. 2026-06-02
    days on market $99,999 Active 221 DOM
14. 2026-06-01
    days on market $99,999 Active 220 DOM
15. 2026-05-31
    days on market $99,999 Active 219 DOM
16. 2026-05-30
    days on market $99,999 Active 218 DOM
17. 2026-03-20
    price $99,999 729-char remark

    Show marketing remark (730 chars)

    Welcome to the gated Stonegate community of townhouse condos. This open concept unit will provide many cozy memories with walkout patio and storage closet. New vinyl flooring throughout and fresh paint make for your new start! Two-bedrooms with ensuite bathrooms in each one makes for convenient living. There is even a half bath downstairs! Here are just a few of the amenities that are included in your monthly dues: doggie station and park; swimming pool; clubhouse; garbage; floodlights; camera monitoring; exterior (from the studs out) maintenance, insurance and termite control; ground maintenance and more. Buyer or buyer's agent to confirm all information. Thank you! Buyer to verify all information during due diligence.

18. 2026-03-20
    price $99,999 730-char remark

    Show marketing remark (730 chars)

    Welcome to the gated Stonegate community of townhouse condos. This open concept unit will provide many cozy memories with walkout patio and storage closet. New vinyl flooring throughout and fresh paint make for your new start! Two-bedrooms with ensuite bathrooms in each one makes for convenient living. There is even a half bath downstairs! Here are just a few of the amenities that are included in your monthly dues: doggie station and park; swimming pool; clubhouse; garbage; floodlights; camera monitoring; exterior (from the studs out) maintenance, insurance and termite control; ground maintenance and more. Buyer or buyer's agent to confirm all information. Thank you! Buyer to verify all information during due diligence.

19. 2025-10-24
    listed $109,000 Active 729-char remark

    Show marketing remark (730 chars)

    Welcome to the gated Stonegate community of townhouse condos. This open concept unit will provide many cozy memories with walkout patio and storage closet. New vinyl flooring throughout and fresh paint make for your new start! Two-bedrooms with ensuite bathrooms in each one makes for convenient living. There is even a half bath downstairs! Here are just a few of the amenities that are included in your monthly dues: doggie station and park; swimming pool; clubhouse; garbage; floodlights; camera monitoring; exterior (from the studs out) maintenance, insurance and termite control; ground maintenance and more. Buyer or buyer's agent to confirm all information. Thank you! Buyer to verify all information during due diligence.

20. 2025-10-24
    listed $109,000 Active 730-char remark

    Show marketing remark (730 chars)

    Welcome to the gated Stonegate community of townhouse condos. This open concept unit will provide many cozy memories with walkout patio and storage closet. New vinyl flooring throughout and fresh paint make for your new start! Two-bedrooms with ensuite bathrooms in each one makes for convenient living. There is even a half bath downstairs! Here are just a few of the amenities that are included in your monthly dues: doggie station and park; swimming pool; clubhouse; garbage; floodlights; camera monitoring; exterior (from the studs out) maintenance, insurance and termite control; ground maintenance and more. Buyer or buyer's agent to confirm all information. Thank you! Buyer to verify all information during due diligence.

21. 2025-05-13
    price $118,900
22. 2025-05-13
    price $118,900
23. 2025-03-03
    listed $119,900 Active
24. 2004-10-07
    soldstatus $65,900

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$4/yr ($0/mo · 0.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $15,250
• − Mortgage interest: −$5,601
• − Property taxes: −$406
• − Insurance: −$500
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − HOA: −$4,080
• − Depreciation: −$2,909
• Taxable loss: −$687
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $933/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

+51.7% since first listed

8 events — show timeline

• 2026-03-20 Price Changed $99,999 GCMLS AL
• 2026-03-20 Price Changed $99,999 BCAR
• 2025-10-24 Listed $109,000 GCMLS AL
• 2025-10-24 Listed $109,000 BCAR
• 2025-05-13 Price Changed $118,900 GCMLS AL
• 2025-05-13 Price Changed $118,900 BCAR
• 2025-03-03 Listed $119,900 BCAR
• 2004-10-07 Sold (Public Records) $65,900 Public Records

Property tax history

-6.1%/yr

Latest (2025): $406 · +0.0% YoY. Source: county tax records.