2065 Stockton Dr · Mobile, AL 36605

$45,000

2 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 71 Days on market

Built 1989 0.60 ac lot $41/sqft · 14% below area Est $75k · 40% under ↓ 17% since listing

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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 +15.0/15.0
• 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

Investor Special or First-Time Homebuyer Opportunity! Property is being sold AS-IS. Whether you're looking to expand your investment portfolio or searching for a place to call home, this property is full of potential. Contact your favorite Realtor today to schedule a private showing. The listing company makes no representation regarding the accuracy of the information provided. No warranties expressed or implied. Buyer or Buyers Agent should verify all information that is important to them during due diligence.

Key facts

• 0.6 acre lot
• Garage
• Built 1989

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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 (+8.3%/yr); 139 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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).
• This rent runs 30% of the median local income ($44k/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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.42% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.66%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (median comp): $75,295
• List price: $45,000
• Delta: -40.23%
• 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
2001 Gimon Cir S	0.16mi	3/1.0 (+1)	1,204 (+8%)	8mo	$21,000	$17	67
2071 Foster Ln	0.16mi	2/1.0	993 (-10%)	11mo	$110,900	$112	66
2211 Webb Ave	0.47mi	3/1.0 (+1)	1,107 (-0%)	10mo	$95,000	$86	64
1353 Brooke Ave	0.44mi	3/1.0 (+1)	1,158 (+4%)	4mo	$26,000	$22	64
1300 Willow Ln	0.16mi	3/1.0 (+1)	965 (-13%)	3mo	$28,000	$29	64
2459 Gulf Terra Dr N	0.57mi	3/1.0 (+1)	1,094 (-1%)	3mo	$85,000	$78	64
1105 Bartran Curv	0.45mi	3/1.0 (+1)	1,040 (-6%)	9mo	$87,250	$84	56
1310 Brooke Ave	0.38mi	3/1.0 (+1)	1,213 (+9%)	8mo	$60,000	$49	55
1404 Brooke Ave	0.49mi	3/1.0 (+1)	978 (-12%)	2mo	$60,000	$61	51
2513 Pinecliff Ct N	0.60mi	3/1.5 (+1)	1,225 (+10%)	4mo	$133,000	$109	44
1362 Goodman Ave	0.59mi	3/1.5 (+1)	1,215 (+10%)	8mo	$60,000	$49	43
2467 Karagan Dr	0.57mi	3/1.0 (+1)	1,269 (+14%)	6mo	$115,000	$91	39

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: 12.2%
• Equity multiple: 1.54×
• Total profit: $6,795
• Equity at exit: $6,710

10-year hold

• IRR: 27.2%
• Equity multiple: 4.46×
• Total profit: $43,627
• Equity at exit: $3,891

Cash invested: $12,600 (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 36605

• Rents YoY: 8.3%
• Active inventory: 139
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$236
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $126

Break-even live

Break-even rent $930

Max offer price $45,000

Occupancy floor 83%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1351 Dauphin Island Pkwy Mobile, AL	3.0	1.0	992	$1,095	$1.10	44d	1	0.41mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	13d	1	0.55mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	44d	1	0.55mi
957 Navco Rd Mobile, AL	2.0	1.5	812	$850	$1.05	21d	1	0.55mi
1302 Navco Rd Mobile, AL	2.0	1.0	1009	$935	$0.93	13d	13	0.67mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	44d	1	0.82mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	44d	1	0.84mi
2366 White St Unit B Mobile, AL	2.0	1.0	900	$845	$0.94	44d	1	0.84mi
2456 McLaughlin Dr Mobile, AL	3.0	1.0	1405	$1,300	$0.93	44d	1	0.85mi
900 Courtney St Mobile, AL	2.0	1.0	1020	$1,200	$1.18	44d	1	0.85mi
1601 Neshota Dr Apt 19 Mobile, AL	2.0	1.0	750	$800	$1.07	44d	1	0.86mi
1601 Neshota Dr Mobile, AL	2.0–3.0	1.0	815	$735	$0.90	13d	7	0.86mi
1601 Neshota Dr Apt 86 Mobile, AL	3.0	1.0	880	$900	$1.02	44d	1	0.86mi
767 Jemison St Mobile, AL	2.0	1.0	850	$750	$0.88	44d	1	0.88mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	44d	1	0.95mi
728 Bankhead Pl Mobile, AL	2.0	1.0	810	$675	$0.83	44d	1	1.02mi
1506 Flowers Dr Unit B Mobile, AL	2.0	1.0	1000	$795	$0.80	21d	1	1.11mi
2359 Vermillion Dr Mobile, AL	3.0	1.0	1064	$895	$0.84	21d	1	1.13mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	21d	1	1.15mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	44d	1	1.25mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	44d	1	1.28mi
1411 Greenbrier Dr Mobile, AL	3.0	1.0	1069	$995	$0.93	44d	1	1.29mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	44d	1	1.33mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	44d	1	1.39mi
1466 Darwood Dr Mobile, AL	3.0	1.5	1053	$1,400	$1.33	44d	1	1.40mi
2904 Pleasant Valley Rd Mobile, AL	2.0	1.0	815	$899	$1.10	44d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $45,000 Active 71 DOM
2. 2026-06-17
   days on market $45,000 Active 70 DOM
3. 2026-06-16
   days on market $45,000 Active 69 DOM
4. 2026-06-15
   days on market $45,000 Active 68 DOM
5. 2026-06-14
   days on market $45,000 Active 66 DOM
6. 2026-06-13
   days on market $45,000 Active 65 DOM
7. 2026-06-10
   days on market $45,000 Active 63 DOM
8. 2026-06-09
   days on market $45,000 Active 62 DOM
9. 2026-06-08
   days on market $45,000 Active 61 DOM
10. 2026-06-07
    statusdays on market $45,000 Active 60 DOM
11. 2026-04-28
    status Active 516-char remark

    Show marketing remark (516 chars)

    Investor Special or First-Time Homebuyer Opportunity! Property is being sold AS-IS. Whether you're looking to expand your investment portfolio or searching for a place to call home, this property is full of potential. Contact your favorite Realtor today to schedule a private showing. The listing company makes no representation regarding the accuracy of the information provided. No warranties expressed or implied. Buyer or Buyers Agent should verify all information that is important to them during due diligence.

12. 2026-04-20
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Investor Special or First-Time Homebuyer Opportunity! Property is being sold AS-IS. Whether you're looking to expand your investment portfolio or searching for a place to call home, this property is full of potential. Contact your favorite Realtor today to schedule a private showing. The listing company makes no representation regarding the accuracy of the information provided. No warranties expressed or implied. Buyer or Buyers Agent should verify all information that is important to them during due diligence.

13. 2026-04-17
    price $45,000 516-char remark

    Show marketing remark (516 chars)

    Investor Special or First-Time Homebuyer Opportunity! Property is being sold AS-IS. Whether you're looking to expand your investment portfolio or searching for a place to call home, this property is full of potential. Contact your favorite Realtor today to schedule a private showing. The listing company makes no representation regarding the accuracy of the information provided. No warranties expressed or implied. Buyer or Buyers Agent should verify all information that is important to them during due diligence.

14. 2026-04-08
    status Active 516-char remark

    Show marketing remark (516 chars)

    Investor Special or First-Time Homebuyer Opportunity! Property is being sold AS-IS. Whether you're looking to expand your investment portfolio or searching for a place to call home, this property is full of potential. Contact your favorite Realtor today to schedule a private showing. The listing company makes no representation regarding the accuracy of the information provided. No warranties expressed or implied. Buyer or Buyers Agent should verify all information that is important to them during due diligence.

15. 2026-04-03
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Investor Special or First-Time Homebuyer Opportunity! Property is being sold AS-IS. Whether you're looking to expand your investment portfolio or searching for a place to call home, this property is full of potential. Contact your favorite Realtor today to schedule a private showing. The listing company makes no representation regarding the accuracy of the information provided. No warranties expressed or implied. Buyer or Buyers Agent should verify all information that is important to them during due diligence.

16. 2026-03-12
    listed $54,000 Active 516-char remark

    Show marketing remark (516 chars)

    Investor Special or First-Time Homebuyer Opportunity! Property is being sold AS-IS. Whether you're looking to expand your investment portfolio or searching for a place to call home, this property is full of potential. Contact your favorite Realtor today to schedule a private showing. The listing company makes no representation regarding the accuracy of the information provided. No warranties expressed or implied. Buyer or Buyers Agent should verify all information that is important to them during due diligence.

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $643 · $54/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 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 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: $13,082
• − Mortgage interest: −$2,521
• − Property taxes: −$643
• − Insurance: −$5,344
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$1,309
• Taxable income: $1,173
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $1,235/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

-16.7% since first listed

6 events — show timeline

• 2026-04-28 Relisted — GCMLS AL
• 2026-04-20 Pending — GCMLS AL
• 2026-04-17 Price Changed $45,000 GCMLS AL
• 2026-04-08 Relisted — GCMLS AL
• 2026-04-03 Pending — GCMLS AL
• 2026-03-12 Listed $54,000 GCMLS AL

Property tax history

+0.3%/yr

Latest (2025): $643 · +0.6% YoY. Source: county tax records.