5931 Westhaven Dr S · Mobile, AL 36608

$145,000

3 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 63 Days on market

Built 1989 0.26 ac lot $144/sqft · at area comps Est $145k · at est. ↓ 3% since listing

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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 MLS

Step into this refreshed 3-bedroom, 2-bath home located minutes from shopping, dining, and schools! It features a new roof, fresh paint, and a practical layout with comfortable living spaces. The primary bath includes a soaking tub, adding a nice touch for relaxation. A solid, move-in-ready option in a convenient location! Don't miss out!

Key facts

• Fresh paint
• Soaking tub
• Convenient location

Tags

• NEW ROOF
• FRESH PAINT
• SOAKING TUB
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $232 ($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 $139k (4.2% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• 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: 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($136k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.96% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $145,102
• List price: $145,000
• Delta: -0.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Alan Dr	0.42mi	3/1.5	1,040 (+4%)	9mo	$105,000	$101	65
855 Waverly Dr W	0.57mi	3/1.5	1,006 (+0%)	7mo	$149,400	$149	65
6216 Waringwood Dr S	0.27mi	3/1.0	864 (-14%)	12mo	$40,000	$46	54
505 Doby Ct	0.50mi	3/1.5	1,090 (+9%)	9mo	$142,000	$130	53
6660 Zeigler Blvd	0.69mi	3/1.0	1,022 (+2%)	22mo	$78,000	$76	47
6459 Waverly Dr N	0.69mi	3/2.0	1,119 (+12%)	5mo	$180,000	$161	40

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,258
• Equity at exit: $21,620

10-year hold

• IRR: 9.9%
• Equity multiple: 1.86×
• Total profit: $34,923
• Equity at exit: $12,537

Cash invested: $40,600 (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: $1,389 high
• Mortgage (P&I): −$760
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $232

Break-even live

Break-even rent $1,096

Max offer price $145,000

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6725 Zeigler Blvd Mobile, AL	1.0–2.0	1.0	850	$1,282	$1.51	13d	7	0.58mi
6601 Old Shell Rd Unit 3 Mobile, AL	2.0	1.0	950	$975	$1.03	20d	1	0.65mi
6701 Dickens Ferry Rd #30 Mobile, AL	3.0	2.5	1342	$1,395	$1.04	20d	1	0.79mi
101 Foreman Rd Mobile, AL	1.0–3.0	1.0–2.0	835	$1,279	$1.53	43d	9	0.79mi
6451 Old Shell Rd Mobile, AL	1.0–2.0	1.0	750	$1,061	$1.41	43d	1	0.82mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	43d	1	0.86mi
1108 Rhett Dr Mobile, AL	3.0	1.0	864	$1,450	$1.68	43d	1	0.88mi
1 Country Ln Mobile, AL	1.0–2.0	1.0	850	$1,221	$1.44	13d	10	0.95mi
1165 Barker Dr W Mobile, AL	3.0	1.0	900	$950	$1.06	20d	1	0.99mi
1209 Skipper Dr Mobile, AL	3.0	1.0	864	$1,150	$1.33	20d	1	1.04mi
1257 Devander Dr Mobile, AL	3.0	1.0	1144	$1,200	$1.05	43d	1	1.08mi
1255 Amelia Ave Mobile, AL	3.0	1.0	1000	$1,400	$1.40	43d	1	1.08mi
1253 Athey Rd Mobile, AL	3.0	2.0	1100	$1,500	$1.36	13d	1	1.12mi
6807 Victor Rd Mobile, AL	3.0	1.0	1100	$1,350	$1.23	43d	1	1.16mi
176 2nd Ave Mobile, AL	3.0	1.0	1056	$895	$0.85	20d	1	1.18mi
1305 Middle Ring Rd Mobile, AL	3.0	1.0	1100	$1,400	$1.27	43d	1	1.23mi
5904 Saint Gallen Ave S Unit 1043743P Mobile, AL	4.0	2.0	1496	$3,719	$2.49	20d	1	1.42mi
133 East Dr Mobile, AL	1.0–2.0	1.0	821	$1,024	$1.25	13d	4	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 63 DOM
2. 2026-06-17
   days on market $145,000 Active 62 DOM
3. 2026-06-16
   days on market $145,000 Active 61 DOM
4. 2026-06-15
   days on market $145,000 Active 60 DOM
5. 2026-06-14
   days on market $145,000 Active 58 DOM
6. 2026-06-13
   days on market $145,000 Active 57 DOM
7. 2026-06-10
   days on market $145,000 Active 55 DOM
8. 2026-06-09
   days on market $145,000 Active 54 DOM
9. 2026-06-08
   days on market $145,000 Active 53 DOM
10. 2026-06-07
    days on market $145,000 Active 52 DOM
11. 2026-06-05
    days on market $145,000 Active 49 DOM
12. 2026-06-03
    days on market $145,000 Active 48 DOM
13. 2026-06-02
    days on market $145,000 Active 47 DOM
14. 2026-06-01
    days on market $145,000 Active 46 DOM
15. 2026-05-31
    days on market $145,000 Active 45 DOM
16. 2026-05-30
    days on market $145,000 Active 44 DOM
17. 2026-05-18
    price $145,000 340-char remark

    Show marketing remark (340 chars)

    Step into this refreshed 3-bedroom, 2-bath home located minutes from shopping, dining, and schools! It features a new roof, fresh paint, and a practical layout with comfortable living spaces. The primary bath includes a soaking tub, adding a nice touch for relaxation. A solid, move-in-ready option in a convenient location! Don't miss out!

18. 2026-04-17
    listed $149,000 Active 340-char remark

    Show marketing remark (340 chars)

    Step into this refreshed 3-bedroom, 2-bath home located minutes from shopping, dining, and schools! It features a new roof, fresh paint, and a practical layout with comfortable living spaces. The primary bath includes a soaking tub, adding a nice touch for relaxation. A solid, move-in-ready option in a convenient location! Don't miss out!

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $594 · $50/mo
• Expected delta: +$59/yr (+$5/mo · 10.9%)

ⓘ 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 · 20 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: $16,667
• − Mortgage interest: −$8,122
• − Property taxes: −$536
• − Insurance: −$725
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,218
• Taxable income: $399
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,685/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

-2.7% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $145,000 GCMLS AL
• 2026-04-17 Listed $149,000 GCMLS AL

Property tax history

+2.0%/yr

Latest (2025): $536 · +6.8% YoY. Source: county tax records.