6300 Leflore Dr · Mobile, AL 36608

$190,210

6 bd · 2.0 ba · 1,985 sqft · SingleFamily public records · 17 Days on market

Built 2016 0.36 ac lot

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• 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

* * VALUE RANGE MARKET: SELLER WILL ENTERTAIN OFFERS BETWEEN $190,000-$210,000 * * Spacious 6-bedroom, 2.5-bath home offering 1,985 square feet of comfortable living space. This open floor plan features hard flooring throughout, a spacious kitchen, and a split-bedroom layout that provides added privacy. Situated on a large corner lot, this property offers plenty of outdoor space and endless potential. Whether you're looking for a great family home or an excellent investment opportunity, this home is a must-see!

Key facts

• 0.36 acre lot
• 4 parking spots
• Built 2016

Property features AI

Exterior

• Parking: Driveway with space for 4 vehicles
• Utilities: Cable available; Electricity available (110V and 220V); Phone service available; Public sewer; Water available
• Home design: Single-family residence; Residential property; Located in the Hillsdale Heights subdivision
• Construction: Built in 2016; HardiPlank exterior; Shingle roof; Slab foundation
• Exterior features: Storage; No fencing; View available; No waterfront; No pool or spa; No other detached structures

Interior

• Kitchen: Electric range; Refrigerator; Laminate countertops
• Bedrooms: 6 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: 9-foot ceilings on the lower level; Open floorplan; Breakfast bar; Stained cabinets in the kitchen; Eat-in kitchen with pantry; Kitchen overlooks the family room; No fireplace; No basement
• Laundry & utility: Washer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (4.4% below list).
• Recommended offer: $182k (4.4% below list) — sets the bar for 1% rule.
• 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: John Will Elementary School (math 4% / reading 21%, grade F, #534 of 627 statewide, top 85%, 509 students, 89% FRL); Baker High School (math 25% / reading 28%, grade F, #107 of 305 statewide, top 36%, 2,491 students, 42% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 338 active listings in the ZIP; 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 $6k 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 $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

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 $181,924 (4.4% below list)

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: 0.96% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.15% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,314
• Equity at exit: $28,361

10-year hold

• IRR: 10.0%
• Equity multiple: 1.87×
• Total profit: $46,358
• Equity at exit: $16,446

Cash invested: $53,259 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$997
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $308

Break-even live

Break-even rent $1,429

Max offer price $190,210

Occupancy floor 78%

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: $47,552
• Closing costs: $5,706
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $190,210 Active 17 DOM
2. 2026-06-17
   days on market $190,210 Active 16 DOM
3. 2026-06-16
   days on market $190,210 Active 15 DOM
4. 2026-06-15
   days on market $190,210 Active 14 DOM
5. 2026-06-14
   days on market $190,210 Active 12 DOM
6. 2026-06-13
   days on market $190,210 Active 11 DOM
7. 2026-06-10
   days on market $190,210 Active 9 DOM
8. 2026-06-09
   days on market $190,210 Active 8 DOM
9. 2026-06-08
   days on market $190,210 Active 7 DOM
10. 2026-06-07
    days on market $190,210 Active 6 DOM
11. 2026-06-05
    days on market $190,210 Active 3 DOM
12. 2026-06-03
    days on market $190,210 Active 2 DOM
13. 2026-06-02
    remarks 520-char remark
14. 2026-06-02
    listed $190,210 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: $624 · $52/mo
• Projected year-2 tax: $780 · $65/mo
• Expected delta: +$156/yr (+$13/mo · 25.0%)

ⓘ 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 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: $21,831
• − Mortgage interest: −$10,655
• − Property taxes: −$624
• − Insurance: −$951
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$5,533
• Taxable income: $575
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $3,564/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

-84.1% since first listed

3 events — show timeline

• 2026-06-01 Listed $190,210 GCMLS AL
• 2011-03-18 Sold (Public Records) $510,250 Public Records
• 2007-08-31 Sold (Public Records) $1,200,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $624 · +6.0% YoY. Source: county tax records.