918 Dickenson Ave · Mobile, AL 36609

$123,000

2 bd · 2.0 ba · 1,140 sqft · Townhouse public records · 13 Days on market

Built 1983 3,571 sqft lot Est $152k · 19% 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 918 Dickenson Avenue! This 2 Bedroom, 1.5 Bathroom is full of potential and ready for your personal touch. Whether you are looking for a comfortable primary residence close to the University of South Alabama or for a profitable investment property, this unit is just right. A Little TLC will make this unit sparkle. It's just the right size for someone single, to have a roommate, or for a small family. White kitchen with plenty of cabinets. The half-bath is right off the kitchen. Screened in porch with concrete floor. The laundry room is off the porch. Continue out onto a nice size deck with a very manageable yard. With a little work you will have a cute and comfortable place to ca

Key facts

• Screened in porch
• Manageable yard
• White kitchen

Tags

• SCREENED IN PORCH
• NICE SIZE DECK
• MANAGEABLE YARD
• WHITE KITCHEN
• PLENTY OF CABINETS
• LAUNDRY ROOM OFF PORCH

Property features AI

Finance

• HOA & community: Located in Pinehurst Villas subdivision

Exterior

• Parking: Driveway; 1 parking space; Kitchen-level parking access
• Utilities: Electricity available (110 volts); Public sewer; Water available
• Home design: Residential townhouse; Built in 1983; Slab foundation; Composition roof
• Construction: Brick on three sides; Other exterior materials
• Exterior features: Back yard fencing; Wood fence; View

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Entrance foyer; His-and-hers closets; Open floorplan (dining area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $123k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $115k (6.4% below list).
• Recommended offer: $115k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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); Wp Davidson High School (math 36% / reading 41%, grade F, #37 of 305 statewide, top 12%, 1,535 students, 61% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 144 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $850 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $88k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $115,108 (6.4% below list)

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: 0.94% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $151,620
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
962 Dickenson Ave	0.04mi	2/1.5	1,245 (+9%)	8mo	$105,000	$84	74
1251 Henckley Ave #101	0.69mi	2/2.0	1,080 (-5%)	0mo	$134,000	$124	58
1251 Henckley Ave #103	0.69mi	2/1.0	1,080 (-5%)	0mo	$134,000	$124	54
6050 Grelot Rd #210	0.71mi	2/2.0	1,080 (-5%)	5mo	$143,350	$133	54
1250 Henckley Ave #103	0.65mi	2/2.0	1,080 (-5%)	12mo	$149,000	$138	51
1251 Henckley Ave #109	0.69mi	2/2.0	1,080 (-5%)	11mo	$155,000	$144	50
1258 Sutton Ct #4	0.69mi	2/2.0	1,213 (+6%)	11mo	$185,000	$153	48
1251 Henckley Ave #106	0.69mi	2/2.0	1,080 (-5%)	15mo	$137,900	$128	47

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-11,570
• Equity at exit: $18,340

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $848
• Equity at exit: $10,635

Cash invested: $34,440 (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 36609

• Rents YoY: 3.1%
• Active inventory: 144
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$645
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $130

Break-even live

Break-even rent $986

Max offer price $123,000

Occupancy floor 84%

Sensitivity live

Price	-10% $200	-5% $165	+0% $130	+5% $96	+10% $61
Rent	-10% $39	-5% $85	+0% $130	+5% $176	+10% $221
Rate	-1.0pp $192	-0.5pp $162	base $130	+0.5pp $99	+1.0pp $66

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6200 Airport Blvd Apt 6 Mobile, AL	1.0	1.0	700	$900	$1.29	45d	1	0.44mi
6200 Airport Blvd Unit 48 Mobile, AL	2.0	1.0	1000	$1,000	$1.00	22d	1	0.46mi
6200 Airport Blvd Unit 56 Mobile, AL	2.0	1.0	1000	$900	$0.90	45d	1	0.46mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,387	$1.14	45d	10	0.50mi
6700 Wall St Mobile, AL	2.0–3.0	1.0–2.0	1231	$1,249	$1.01	14d	6	0.55mi
6200 Airport Blvd Apt 174 Mobile, AL	2.0	2.0	1000	$1,050	$1.05	45d	1	0.58mi
6075 Grelot Rd Mobile, AL	2.0	1.0	1050	$1,215	$1.16	14d	1	0.81mi
1601 Hillcrest Rd Mobile, AL	2.0	2.0	1250	$1,603	$1.28	14d	1	0.90mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	14d	2	0.90mi
1663 Hillcrest Rd Mobile, AL	2.0	1.0	984	$1,140	$1.16	14d	6	0.97mi
4670 Rosewood Dr Mobile, AL	3.0	2.0	1192	$1,200	$1.01	14d	1	1.12mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	45d	1	1.19mi
1651 Knollwood Dr Mobile, AL	1.0–2.0	1.0–2.0	835	$1,247	$1.49	14d	16	1.21mi
6701 Dickens Ferry Rd #30 Mobile, AL	3.0	2.5	1342	$1,395	$1.04	22d	1	1.26mi
1 Country Ln Mobile, AL	1.0–2.0	1.0	850	$1,221	$1.44	14d	10	1.26mi
6451 Old Shell Rd Mobile, AL	1.0–2.0	1.0	750	$1,061	$1.41	45d	1	1.28mi
4657 Barbara Mitchell Dr Mobile, AL	3.0	1.0	940	$1,400	$1.49	45d	1	1.29mi
101 Foreman Rd Mobile, AL	1.0–3.0	1.0–2.0	835	$1,059	$1.27	45d	9	1.29mi
701 S University Blvd Mobile, AL	2.0	1.0	692	$1,093	$1.58	22d	10	1.30mi
133 East Dr Mobile, AL	1.0–2.0	1.0	821	$1,024	$1.25	14d	4	1.30mi
6601 Old Shell Rd Unit 3 Mobile, AL	2.0	1.0	950	$975	$1.03	22d	1	1.39mi
5809 Old Shell Rd Unit B2 Mobile, AL	1.0	1.0	800	$695	$0.87	22d	1	1.44mi

Listing history 10 events

1. 2026-06-21
   days on market $123,000 Active 13 DOM
2. 2026-06-18
   days on market $123,000 Active 10 DOM
3. 2026-06-17
   days on market $123,000 Active 9 DOM
4. 2026-06-16
   days on market $123,000 Active 8 DOM
5. 2026-06-15
   days on market $123,000 Active 7 DOM
6. 2026-06-14
   days on market $123,000 Active 5 DOM
7. 2026-06-13
   days on market $123,000 Active 4 DOM
8. 2026-06-10
   days on market $123,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $123,000 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: $992 · $83/mo
• Projected year-2 tax: $992 · $83/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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: $13,813
• − Mortgage interest: −$6,890
• − Property taxes: −$992
• − Insurance: −$615
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,578
• Taxable loss: −$472
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,678/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): 23,820
• Household income: $49,830
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1379.0

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 0.62)
• Race & ethnicity: Black 44% White 42% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Vietnamese 2% 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: ▼ -124.06%
• Current HPI: 200.0811
• Rent YoY: ▲ 3.07%
• 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

+39.8% since first listed

2 events — show timeline

• 2026-06-08 Listed $123,000 GCMLS AL
• 2009-11-17 Sold (Public Records) $88,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $992 · -2.3% YoY. Source: county tax records.