1607 Faure Dr E · Mobile, AL 36605

$89,900

4 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 8 Days on market

Built 1985 8,712 sqft lot Est $90k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• 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 in an area where updated houses are selling well! 3/1 1288 sqft, vinyl exterior home on a slab. Solid house in need of some updates. Includes a living room, dining room, bonus room/den and indoor utility room. Needs a roof and flooring throughout. Needs paint and the kitchen needs updates. The Electrical is original but in good condition per the seller. City water & sewer.

Key facts

• Newer vinyl siding
• Newer water heater
• Laminate countertops

Tags

• NEW ARCHITECTURAL ROOF
• NEW HEATING AND AIR SYSTEM
• NEWER WATER HEATER
• SHAKER KITCHEN CABINETS
• LAMINATE COUNTERTOPS
• NEWER VINYL SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 14.2% 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: 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: Morningside Elementary School (math 9% / reading 29%, grade F, #478 of 627 statewide, top 76%, 455 students, 98% FRL); Pillans Middle School (math 2% / reading 17%, grade F, #233 of 257 statewide, top 91%, 537 students, 96% FRL); Lillie B Williamson High School (math 2% / reading 12%, grade F, #273 of 305 statewide, top 89%, 956 students, 94% FRL) — zoned schools average 96% FRL vs 67% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 27% district-wide (-15 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 40% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $30k; list at $90k implies a 200% 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 $89,900

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: 1.62% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.12%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $90,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1607 Faure Dr E	0.00mi	4/1.0	1,288 (0%)	1mo	$85,000	$66	99
2707 Faure Dr S	0.32mi	4/1.0	1,244 (-3%)	1mo	$93,000	$75	78
2354 Octavia Dr S	0.41mi	3/1.5 (-1)	1,300 (+1%)	5mo	$55,000	$42	68
1663 Darwood Dr	0.29mi	4/1.5	1,350 (+5%)	11mo	$95,000	$70	68
1609 Darwood Dr	0.45mi	3/1.0 (-1)	1,248 (-3%)	2mo	$76,000	$61	67
1575 Marengo Dr	0.45mi	3/1.0 (-1)	1,342 (+4%)	9mo	$104,000	$77	59
1611 Darwood Dr	0.44mi	4/1.5	1,148 (-11%)	5mo	$112,500	$98	55
2365 Dog River Dr N	0.42mi	4/2.0	1,400 (+9%)	8mo	$65,000	$46	55
2331 S Dog River Dr	0.59mi	3/1.0 (-1)	1,366 (+6%)	8mo	$167,000	$122	51
2504 Oakmont Ct	0.63mi	3/2.0 (-1)	1,269 (-2%)	11mo	$170,000	$134	50
2518 Greenlawn Dr	0.42mi	3/1.0 (-1)	1,120 (-13%)	6mo	$60,000	$54	49
2606 Eldorado Dr	0.34mi	3/1.5 (-1)	1,131 (-12%)	11mo	$75,000	$66	48

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: 27.6%
• Equity multiple: 2.22×
• Total profit: $30,682
• Equity at exit: $13,404

10-year hold

• IRR: 37.8%
• Equity multiple: 5.37×
• Total profit: $110,040
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$471
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $590

Break-even live

Break-even rent $708

Max offer price $89,900

Occupancy floor 54%

Sensitivity live

Price	-10% $641	-5% $615	+0% $590	+5% $565	+10% $539
Rent	-10% $475	-5% $532	+0% $590	+5% $647	+10% $705
Rate	-1.0pp $635	-0.5pp $613	base $590	+0.5pp $567	+1.0pp $543

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2665 S Faure Dr Mobile, AL	4.0	1.0	1817	$1,514	$0.83	22d	1	0.22mi
2359 Vermillion Dr Mobile, AL	3.0	1.0	1064	$895	$0.84	22d	1	0.44mi
1466 Darwood Dr Mobile, AL	3.0	1.5	1053	$1,400	$1.33	45d	1	0.59mi
1411 Greenbrier Dr Mobile, AL	3.0	1.0	1069	$995	$0.93	45d	1	0.70mi
2255 Dog River Ct Unit 1043454P Mobile, AL	4.0	2.0	1851	$2,890	$1.56	22d	1	0.75mi
2456 McLaughlin Dr Mobile, AL	3.0	1.0	1405	$1,300	$0.93	45d	1	0.76mi
2115 Barron Pl Mobile, AL	3.0	1.0	1000	$1,200	$1.20	45d	1	1.14mi
1601 Neshota Dr Mobile, AL	2.0–3.0	1.0	815	$825	$1.01	15d	7	1.34mi
1601 Neshota Dr Apt 86 Mobile, AL	3.0	1.0	880	$900	$1.02	45d	1	1.34mi
1351 Dauphin Island Pkwy Mobile, AL	3.0	1.0	992	$1,095	$1.10	45d	1	1.40mi

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   status Active
3. 2026-03-13
   status Pending
4. 2026-03-13
   historical
5. 2026-03-11
   listed $89,900 Active
6. 2022-10-26
   soldstatus $30,000 Closed 396-char remark

   Show marketing remark (396 chars)

   Investor Special in an area where updated houses are selling well! 3/1 1288 sqft, vinyl exterior home on a slab. Solid house in need of some updates. Includes a living room, dining room, bonus room/den and indoor utility room. Needs a roof and flooring throughout. Needs paint and the kitchen needs updates. The Electrical is original but in good condition per the seller. City water & sewer.

7. 2022-10-15
   historical 396-char remark

   Show marketing remark (396 chars)

   Investor Special in an area where updated houses are selling well! 3/1 1288 sqft, vinyl exterior home on a slab. Solid house in need of some updates. Includes a living room, dining room, bonus room/den and indoor utility room. Needs a roof and flooring throughout. Needs paint and the kitchen needs updates. The Electrical is original but in good condition per the seller. City water & sewer.

8. 2022-09-29
   price $34,900 396-char remark

   Show marketing remark (396 chars)

   Investor Special in an area where updated houses are selling well! 3/1 1288 sqft, vinyl exterior home on a slab. Solid house in need of some updates. Includes a living room, dining room, bonus room/den and indoor utility room. Needs a roof and flooring throughout. Needs paint and the kitchen needs updates. The Electrical is original but in good condition per the seller. City water & sewer.

9. 2022-09-22
   price $39,900 396-char remark

   Show marketing remark (396 chars)

   Investor Special in an area where updated houses are selling well! 3/1 1288 sqft, vinyl exterior home on a slab. Solid house in need of some updates. Includes a living room, dining room, bonus room/den and indoor utility room. Needs a roof and flooring throughout. Needs paint and the kitchen needs updates. The Electrical is original but in good condition per the seller. City water & sewer.

10. 2022-09-19
    price $43,000 396-char remark

    Show marketing remark (396 chars)

    Investor Special in an area where updated houses are selling well! 3/1 1288 sqft, vinyl exterior home on a slab. Solid house in need of some updates. Includes a living room, dining room, bonus room/den and indoor utility room. Needs a roof and flooring throughout. Needs paint and the kitchen needs updates. The Electrical is original but in good condition per the seller. City water & sewer.

11. 2022-09-08
    price $44,900 396-char remark

    Show marketing remark (396 chars)

    Investor Special in an area where updated houses are selling well! 3/1 1288 sqft, vinyl exterior home on a slab. Solid house in need of some updates. Includes a living room, dining room, bonus room/den and indoor utility room. Needs a roof and flooring throughout. Needs paint and the kitchen needs updates. The Electrical is original but in good condition per the seller. City water & sewer.

12. 2022-08-31
    listed $49,900 Active 396-char remark

    Show marketing remark (396 chars)

    Investor Special in an area where updated houses are selling well! 3/1 1288 sqft, vinyl exterior home on a slab. Solid house in need of some updates. Includes a living room, dining room, bonus room/den and indoor utility room. Needs a roof and flooring throughout. Needs paint and the kitchen needs updates. The Electrical is original but in good condition per the seller. City water & sewer.

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $610 · $51/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 · 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: $17,463
• − Mortgage interest: −$5,036
• − Property taxes: −$610
• − Insurance: −$450
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$2,615
• Taxable income: $5,959
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $5,649/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

+80.2% since first listed

12 events — show timeline

• 2026-04-27 Pending — GCMLS AL
• 2026-04-21 Relisted — GCMLS AL
• 2026-03-13 Pending — GCMLS AL
• 2026-03-13 Delisted — GCMLS AL
• 2026-03-11 Listed $89,900 GCMLS AL
• 2022-10-26 Sold (MLS) $30,000 GCMLS AL
• 2022-10-15 Delisted — GCMLS AL
• 2022-09-29 Price Changed $34,900 GCMLS AL
• 2022-09-22 Price Changed $39,900 GCMLS AL
• 2022-09-19 Price Changed $43,000 GCMLS AL
• 2022-09-08 Price Changed $44,900 GCMLS AL
• 2022-08-31 Listed $49,900 GCMLS AL

Property tax history

+2.6%/yr

Latest (2025): $610 · +7.6% YoY. Source: county tax records.