2507 Pineway Dr S · Mobile, AL 36605

$65,000

3 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 35 Days on market

Built 1987 8,106 sqft lot $58/sqft · 16% below area Est $78k · 16% 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 +14.8/15.0
• 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 MLS

Great investment property for a rental or flip opportunity. This property is being sold wholesale and will provide tremendous ROI. The price reflects anticipated repairs and updates.

Key facts

• New a/c unit
• Bonus room
• Spacious lot

Tags

• BONUS ROOM
• NEW A/C UNIT
• SPACIOUS LOT

Property features AI

Finance

• Other: Located in Morningside Manor subdivision; Property address: 2507 Pineway Dr S, Mobile AL 36605

Exterior

• Parking: No parking
• Utilities: Public sewer; No utilities specified; No electric specified
• Home design: Single Family Residence; Residential property
• Construction: Vinyl siding; Copper roof
• Exterior features: No exterior features listed; No fencing; View present

Interior

• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans; Window unit(s)
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: Ben C Rain High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 589 students, 90% FRL) — zoned schools average 90% FRL vs 67% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 2% at this address vs 27% district-wide (-24 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $34k; list at $65k implies a 91% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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.
6. 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.
7. 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: 1.74% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.75%
• DSCR: 2.50
• GRM: 4.8

CMA / ARV

• ARV (median comp): $77,673
• List price: $65,000
• Delta: -16.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2518 Greenlawn Dr	0.07mi	3/1.0	1,120 (+0%)	6mo	$60,000	$54	91
1611 Darwood Dr	0.30mi	4/1.5 (+1)	1,148 (+3%)	5mo	$112,500	$98	70
2606 Eldorado Dr	0.36mi	3/1.5	1,131 (+2%)	11mo	$75,000	$66	70
1609 Darwood Dr	0.30mi	3/1.0	1,248 (+12%)	2mo	$76,000	$61	64
1614 Penicault Dr	0.62mi	3/1.0	1,068 (-4%)	2mo	$80,000	$75	63
1400 Darwood Dr	0.44mi	3/1.5	1,014 (-9%)	1mo	$75,200	$74	62
2403 Octavia Dr S	0.48mi	3/1.0	1,026 (-8%)	10mo	$90,000	$88	56
2655 N Harbor Dr	0.55mi	3/1.5	1,007 (-10%)	3mo	$115,000	$114	53
1362 Goodman Ave	0.59mi	3/1.5	1,215 (+9%)	8mo	$60,000	$49	48
2651 Atoll Dr	0.61mi	3/1.0	1,000 (-10%)	8mo	$103,000	$103	47
1706 Bass Dr	0.73mi	3/1.0	1,008 (-10%)	4mo	$50,000	$50	47
2707 Faure Dr S	0.71mi	4/1.0 (+1)	1,244 (+12%)	1mo	$93,000	$75	41

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: 34.2%
• Equity multiple: 2.54×
• Total profit: $28,039
• Equity at exit: $9,692

10-year hold

• IRR: 43.6%
• Equity multiple: 6.14×
• Total profit: $93,579
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$341
• Tax from tax record: −$16 /mo · $192/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $512

Break-even live

Break-even rent $486

Max offer price $65,000

Occupancy floor 50%

Sensitivity live

Price	-10% $549	-5% $530	+0% $512	+5% $493	+10% $475
Rent	-10% $422	-5% $467	+0% $512	+5% $557	+10% $601
Rate	-1.0pp $545	-0.5pp $528	base $512	+0.5pp $495	+1.0pp $478

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 Flowers Dr Unit B Mobile, AL	2.0	1.0	1000	$795	$0.80	21d	1	0.19mi
1466 Darwood Dr Mobile, AL	3.0	1.5	1053	$1,400	$1.33	44d	1	0.31mi
1411 Greenbrier Dr Mobile, AL	3.0	1.0	1069	$995	$0.93	44d	1	0.34mi
2456 McLaughlin Dr Mobile, AL	3.0	1.0	1405	$1,300	$0.93	44d	1	0.39mi
2366 White St Unit B Mobile, AL	2.0	1.0	900	$845	$0.94	44d	1	0.44mi
2359 Vermillion Dr Mobile, AL	3.0	1.0	1064	$895	$0.84	21d	1	0.46mi
1302 Navco Rd Mobile, AL	2.0	1.0	1009	$935	$0.93	14d	13	0.60mi
957 Navco Rd Mobile, AL	2.0	1.5	812	$850	$1.05	21d	1	0.95mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	14d	1	1.01mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	44d	1	1.01mi
207 Riverbend Dr #207 Mobile, AL	2.0	1.0	843	$1,150	$1.36	44d	1	1.19mi
1351 Dauphin Island Pkwy Mobile, AL	3.0	1.0	992	$1,095	$1.10	44d	1	1.21mi
1601 Neshota Dr Apt 19 Mobile, AL	2.0	1.0	750	$800	$1.07	44d	1	1.28mi
1601 Neshota Dr Apt 86 Mobile, AL	3.0	1.0	880	$900	$1.02	44d	1	1.28mi
1601 Neshota Dr Mobile, AL	2.0–3.0	1.0	815	$825	$1.01	14d	7	1.28mi
2115 Barron Pl Mobile, AL	3.0	1.0	1000	$1,200	$1.20	44d	1	1.36mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	44d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $65,000 Active 35 DOM
2. 2026-06-17
   days on market $65,000 Active 34 DOM
3. 2026-06-16
   days on market $65,000 Active 33 DOM
4. 2026-06-15
   days on market $65,000 Active 32 DOM
5. 2026-06-14
   days on market $65,000 Active 30 DOM
6. 2026-06-13
   days on market $65,000 Active 29 DOM
7. 2026-06-10
   days on market $65,000 Active 27 DOM
8. 2026-06-09
   days on market $65,000 Active 26 DOM
9. 2026-06-08
   days on market $65,000 Active 25 DOM
10. 2026-06-07
    days on market $65,000 Active 24 DOM
11. 2026-06-05
    days on market $65,000 Active 21 DOM
12. 2026-06-03
    days on market $65,000 Active 20 DOM
13. 2026-06-02
    days on market $65,000 Active 19 DOM
14. 2026-06-01
    days on market $65,000 Active 18 DOM
15. 2026-05-31
    days on market $65,000 Active 17 DOM
16. 2026-05-30
    days on market $65,000 Active 16 DOM
17. 2026-05-14
    listed $65,000 Active 360-char remark
18. 2023-01-02
    soldstatus $34,000 Closed 188-char remark

    Show marketing remark (188 chars)

    Great investment property for a rental or flip opportunity. This property is being sold wholesale and will provide tremendous ROI. The price reflects anticipated repairs and updates.

19. 2022-12-05
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Great investment property for a rental or flip opportunity. This property is being sold wholesale and will provide tremendous ROI. The price reflects anticipated repairs and updates.

20. 2022-11-04
    price $39,900 188-char remark

    Show marketing remark (188 chars)

    Great investment property for a rental or flip opportunity. This property is being sold wholesale and will provide tremendous ROI. The price reflects anticipated repairs and updates.

21. 2022-10-19
    listed $44,000 Active 188-char remark

    Show marketing remark (188 chars)

    Great investment property for a rental or flip opportunity. This property is being sold wholesale and will provide tremendous ROI. The price reflects anticipated repairs and updates.

22. 2010-04-21
    soldstatus $33,500

ⓘ 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: $192 · $16/mo
• Projected year-2 tax: $266 · $22/mo
• Expected delta: +$74/yr (+$6/mo · 38.7%)

ⓘ 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 ≥105°F today · 19 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: $13,608
• − Mortgage interest: −$3,641
• − Property taxes: −$192
• − Insurance: −$325
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$1,891
• Taxable income: $5,382
• Est. tax owed @ 24.0%: −$1,292
• After-tax cash flow: $4,851/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

+94.0% since first listed

6 events — show timeline

• 2026-05-14 Listed $65,000 GCMLS AL
• 2023-01-02 Sold (MLS) $34,000 GCMLS AL
• 2022-12-05 Pending — GCMLS AL
• 2022-11-04 Price Changed $39,900 GCMLS AL
• 2022-10-19 Listed $44,000 GCMLS AL
• 2010-04-21 Sold (Public Records) $33,500 Public Records

Property tax history

-11.3%/yr

Latest (2025): $192 · -11.2% YoY. Source: county tax records.