5254 Yorkwood Rd S · Mobile, AL 36693

$175,000

3 bd · 2.0 ba · 1,311 sqft · SingleFamily public records · 44 Days on market

Built 1991 0.62 ac lot Est $146k · 20% over

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Why this score? — see what drove the D 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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Located on a quiet, tree-lined street, this adorable cottage is too cute to not call home! Upon entering the home, you are greeted by the large living room, perfect for cozy evenings or entertaining friends. The kitchen exudes character, inviting you to create your favorite meals or brew a pot of tea to enjoy in the sun-drenched breakfast nook. Towards the left of the home, you will find two large bedrooms adorned with natural hardwoods sustained throughout the home. Towards the rear of the home, the spacious primary bedroom offers views of the sprawling back lawn. To the right of the home, enjoy a covered carport with ample storage rooms. Above the carport, discover an expansive unfinished

Key facts

• 0.62 acre lot
• 2 parking spots
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/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 $170k (3.0% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Olive J Dodge Elementary School (math 6% / reading 35%, grade F, #453 of 627 statewide, top 72%, 875 students, 67% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents flat; 142 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $175k implies a 75% 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 $169,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $145,521
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5114 Geoffrey Dr	0.26mi	3/1.5	1,334 (+2%)	3mo	$199,000	$149	81
4260 Aldebaran Way	0.66mi	3/1.0	1,308 (-0%)	1mo	$194,900	$149	64
4279 Arcturus Ln	0.62mi	3/2.0	1,309 (-0%)	12mo	$132,500	$101	61
5108 Yorkwood Rd S	0.21mi	3/2.0	1,489 (+14%)	16mo	$208,000	$140	55
2708 East Rd	0.74mi	3/2.0	1,279 (-2%)	19mo	$136,000	$106	46
4273 Vega Dr	0.60mi	3/1.5	1,215 (-7%)	15mo	$135,000	$111	45
5504 Highland Rd	0.74mi	3/1.5	1,457 (+11%)	13mo	$145,000	$100	34

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-19,422
• Equity at exit: $26,093

10-year hold

• IRR: -6.2%
• Equity multiple: 0.65×
• Total profit: $-17,376
• Equity at exit: $15,131

Cash invested: $49,000 (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 36693

• Home prices YoY: -28.1%
• Rents YoY: 0.2%
• Active inventory: 142
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$918
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $213

Break-even live

Break-even rent $1,428

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $312	-5% $262	+0% $213	+5% $163	+10% $114
Rent	-10% $79	-5% $146	+0% $213	+5% $280	+10% $347
Rate	-1.0pp $301	-0.5pp $257	base $213	+0.5pp $167	+1.0pp $121

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2754 Seaton Ct Mobile, AL	3.0	2.5	1640	$1,950	$1.19	14d	1	0.46mi
4273 Vega Dr Mobile, AL	3.0	1.5	1300	$1,600	$1.23	44d	1	0.63mi
4950 Government Blvd Mobile, AL	1.0–4.0	1.0–2.5	1225	$1,321	$1.08	14d	7	0.68mi
1611 Rochelle St Mobile, AL	3.0	2.0	1085	$1,650	$1.52	22d	1	0.80mi
4861 Woodcliff Dr N Mobile, AL	3.0	2.0	1610	$1,300	$0.81	44d	1	0.85mi
4361 Montclair Cir E Mobile, AL	3.0	2.0	1456	$1,700	$1.17	44d	1	0.99mi
6190 Girby Rd Mobile, AL	1.0–3.0	1.0–2.0	1034	$1,789	$1.73	14d	15	1.34mi
2316 Woodland Rd Mobile, AL	4.0	2.0	1560	$2,200	$1.41	14d	1	1.44mi

Listing history 3 events

1. 2024-09-28
   status Pending
2. 2024-08-14
   listed $175,000 Active
3. 2005-10-21
   soldstatus $100,000

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,362
• − Mortgage interest: −$9,803
• − Property taxes: −$1,646
• − Insurance: −$875
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$5,091
• Taxable loss: −$311
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $2,627/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

+75.0% since first listed

3 events — show timeline

• 2024-09-28 Pending — GCMLS AL
• 2024-08-14 Listed $175,000 GCMLS AL
• 2005-10-21 Sold (Public Records) $100,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,646 · +6.0% YoY. Source: county tax records.