6016 Sussex Dr · Mobile, AL 36608

$175,000

3 bd · 2.0 ba · 2,070 sqft · Townhouse public records · 5 Days on market

Built 1993 5,009 sqft lot Est $250k · 30% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +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

INVESTMENT OPPORTUNITY! This 3-bedroom, 2-bath townhome is bursting with potential and ready for its next chapter. With solid bones already in place, this home simply needs a cosmetic refresh to truly shine again. Whether you're an investor, flipper, or buyer looking to add your personal touch, this property offers incredible value in an unbeatable location. Situated on a quiet dead-end street in a charming neighborhood, you'll enjoy both privacy and convenience. Located within walking distance to South and surrounded by plentiful shopping and dining options, the location alone makes this property a standout. Inside, the home features a spacious great room, galley-style kitchen, and adj

Key facts

• Office space
• Covered parking area
• Private courtyard

Tags

• QUIET DEAD-END STREET
• PRIVATE COURTYARD
• COVERED PARKING AREA
• OFFICE SPACE
• LARGE ATTIC

Property features AI

Finance

• Other: No land lease

Exterior

• Parking: Attached covered parking for 2 vehicles
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Townhouse (residential); Built in 1993
• Construction: Brick veneer construction; Shingle roof; Slab foundation
• Exterior features: Courtyard; Privacy fencing; View available (unspecified)

Interior

• Kitchen: Appliances listed as other
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace with gas log in the family room; Separate dining room; No basement; Other interior features noted
• Laundry & utility: Utilities available: cable, electricity, natural gas, water

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.9% 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: Er Dickson Elementary School (math 12% / reading 40%, grade F, #409 of 627 statewide, top 65%, 1,038 students, 67% FRL); Denton Magnet School of Technology (math 26% / reading 69%, grade C-, #32 of 257 statewide, top 12%, 314 students, 94% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 341 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• This rent runs 35% 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 $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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $115k; list at $175k implies a 52% 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 $175,000

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: 1.02% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $250,470
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 West Dr #11	0.18mi	3/2.5	1,991 (-4%)	11mo	$240,000	$121	74
211 West Dr #4	0.18mi	4/2.5 (+1)	2,072 (+0%)	14mo	$255,000	$123	73
211 West Dr #10	0.18mi	4/2.5 (+1)	2,189 (+6%)	9mo	$245,000	$112	68
211 West Dr #8	0.18mi	3/2.5	1,903 (-8%)	16mo	$246,500	$130	63
518 Highland Woods Dr W	0.50mi	4/2.5 (+1)	2,060 (-0%)	14mo	$229,000	$111	57

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-7,642
• Equity at exit: $26,093

10-year hold

• IRR: 8.9%
• Equity multiple: 1.78×
• Total profit: $37,977
• 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 36608

• Rents YoY: 6.2%
• Active inventory: 341
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$918
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $234

Break-even live

Break-even rent $1,481

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $333	-5% $284	+0% $234	+5% $184	+10% $135
Rent	-10% $94	-5% $164	+0% $234	+5% $304	+10% $374
Rate	-1.0pp $322	-0.5pp $279	base $234	+0.5pp $189	+1.0pp $143

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	45d	1	0.07mi
112 S University Blvd Mobile, AL	4.0	4.5	1472	$1,810	$1.23	15d	5	0.51mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	45d	1	0.77mi
304 N University Blvd Unit 1043721P Mobile, AL	4.0	2.5	1496	$4,148	$2.77	22d	1	0.77mi
316 Syracuse St Mobile, AL	3.0	2.0	1776	$1,875	$1.06	15d	1	0.84mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,537	$1.27	45d	10	0.94mi
1056 Linlen Ave Mobile, AL	3.0	3.0	1975	$2,300	$1.16	45d	1	1.27mi

Listing history 6 events

1. 2026-06-10
   status $175,000 Pending 5 DOM
2. 2026-06-09
   days on market $175,000 Active 5 DOM
3. 2026-06-08
   days on market $175,000 Active 4 DOM
4. 2026-06-07
   days on market $175,000 Active 3 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   listed $175,000 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: $2,148 · $179/mo
• Projected year-2 tax: $2,148 · $179/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: $21,321
• − Mortgage interest: −$9,803
• − Property taxes: −$2,148
• − Insurance: −$875
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$5,091
• Taxable loss: −$7
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,810/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

+52.2% since first listed

2 events — show timeline

• 2026-06-04 Listed $175,000 GCMLS AL
• 2005-11-15 Sold (Public Records) $115,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,148 · +1.6% YoY. Source: county tax records.