2755 Marcelus Dr · Mobile, AL 36606

$210,000

3 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 28 Days on market

Built 1958 7,592 sqft lot $124/sqft · 13% below area Est $243k · 13% under

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Why this score? — see what drove the D 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).

• ARV discount +13.6/15.0
• Cash flow +12.0/30.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3-bedroom, 2-bath home is ideally located just minutes from shopping, the mall, dining, and easy interstate access. Featuring a formal living room connected to the dining room, and a comfortable family room, there's room for everyone to relax or entertain. The kitchen is well-appointed and flows nicely into the family living areas, while the laundry room provides extra room for office, storage, there is an attached craft room. You'll love the abundance of storage throughout the home, including a large attic area for added storage. The property features a well-maintained backyard with a detached storage building, along with an additional attached storage connected to the home,

Key facts

• Attached craft room
• Laundry room
• Abundance of storage

Tags

• FORMAL LIVING ROOM
• COMFORTABLE FAMILY ROOM
• WELL-APPOINTED KITCHEN
• LAUNDRY ROOM
• ATTACHED CRAFT ROOM
• ABUNDANCE OF STORAGE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available (110 volts); Public sewer; No land lease; No waterfront; Property has a view
• Home design: Single-family residence; Residential property; Built in 1958; Slab foundation; Composition roof
• Exterior features: No notable exterior features listed; Back yard fencing

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Brick flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Other; Separate dining room; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (27.1% below list).
• Recommended offer: $153k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in Mobile — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lillie B Williamson High School (math 2% / reading 12%, grade F, #273 of 305 statewide, top 89%, 956 students, 94% FRL) — zoned schools average 94% FRL vs 67% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 27% district-wide (-20 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 (+5.1%/yr); 174 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 36% of the median local income ($51k/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 $6k 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

• It's been on market 28 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $153,185 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (median comp): $242,679
• List price: $210,000
• Delta: -13.47%
• 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
2755 Marcelus Dr	0.00mi	3/2.0	1,694 (0%)	0mo	$210,000	$124	100
2755 Kreitner St	0.11mi	3/2.0	1,764 (+4%)	1mo	$229,400	$130	87
2758 Brookwood Dr	0.21mi	3/2.0	1,678 (-1%)	3mo	$230,000	$137	86
2762 Marcelus Dr	0.06mi	3/2.0	1,846 (+9%)	5mo	$225,000	$122	78
2768 Brookwood Dr	0.23mi	3/1.5	1,782 (+5%)	1mo	$253,000	$142	78
509 W Barksdale Dr	0.19mi	3/2.0	1,550 (-8%)	6mo	$250,000	$161	72
868 Grant Park Dr	0.54mi	3/2.0	1,734 (+2%)	1mo	$319,500	$184	70
3006 Pleasant Valley Rd	0.56mi	3/2.0	1,613 (-5%)	2mo	$110,000	$68	65
417 Gordonwood Ct	0.46mi	3/2.0	1,789 (+6%)	7mo	$239,750	$134	63
919 Grant Park Dr	0.46mi	3/2.0	1,846 (+9%)	6mo	$290,000	$157	58
2905 Cottage Hill Rd	0.32mi	3/2.0	1,450 (-14%)	7mo	$188,000	$130	55
957 Tanglewood Dr E	0.56mi	3/2.0	1,549 (-9%)	8mo	$18,000	$12	53

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.35×
• Total profit: $-38,217
• Equity at exit: $31,312

10-year hold

• IRR: -7.2%
• Equity multiple: 0.50×
• Total profit: $-29,125
• Equity at exit: $18,157

Cash invested: $58,800 (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 36606

• Rents YoY: 5.1%
• Active inventory: 174
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-116

Break-even live

Break-even rent $1,678

Max offer price $189,547

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-56	+0% $-116	+5% $-175	+10% $-235
Rent	-10% $-237	-5% $-176	+0% $-116	+5% $-55	+10% $5
Rate	-1.0pp $-10	-0.5pp $-62	base $-116	+0.5pp $-170	+1.0pp $-226

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 Farnell Ln Mobile, AL	2.0	1.0	1100	$1,400	$1.27	44d	1	0.42mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	14d	1	0.44mi
713 Iris Ave Mobile, AL	3.0	1.0	1617	$1,300	$0.80	21d	1	0.49mi
955 Cloverdale Dr Mobile, AL	3.0	1.5	1128	$1,125	$1.00	44d	1	0.54mi
315 Hadrian St Mobile, AL	3.0	2.0	1843	$1,800	$0.98	44d	1	0.59mi
505 Bel Air Blvd Mobile, AL	1.0–2.0	1.0–2.0	976	$1,274	$1.30	14d	16	0.61mi
412 Pinehill Dr Mobile, AL	2.0	2.0	2000	$2,450	$1.23	14d	1	0.72mi
817 Hawkins St Mobile, AL	3.0	1.0	1217	$1,200	$0.99	44d	1	0.75mi
2859 Brierwood Dr Mobile, AL	3.0	1.0	1057	$1,500	$1.42	14d	1	0.79mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	44d	1	0.90mi
916 Delmar Dr Mobile, AL	3.0	1.0	1100	$1,400	$1.27	14d	1	0.91mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	44d	1	0.91mi
2861 Ralston Rd Mobile, AL	3.0	2.0	1617	$1,650	$1.02	44d	1	0.93mi
2855 Potter Dr Mobile, AL	2.0	1.0	1127	$1,050	$0.93	44d	1	0.98mi
2861 Potter Dr Unit 1043844P Mobile, AL	3.0	2.0	1496	$2,492	$1.67	21d	1	0.99mi
2863 Potter Dr Unit 1043693P Mobile, AL	4.0	2.0	1496	$3,049	$2.04	14d	1	1.00mi
200 S Florida St Unit 101 Mobile, AL	2.0	2.0	1150	$1,375	$1.20	21d	1	1.00mi
562 Clarke St Mobile, AL	2.0	1.0	1061	$1,025	$0.97	44d	1	1.02mi
2425 Nortons Ln Unit C Mobile, AL	2.0	1.0	1050	$1,200	$1.14	44d	1	1.04mi
2425 Nortons Ln Unit D Mobile, AL	2.0	1.0	1050	$1,100	$1.05	14d	1	1.04mi
2068 Victory Ct Mobile, AL	4.0	1.0	1259	$1,225	$0.97	44d	1	1.07mi
150 Dunn Ave Mobile, AL	3.0	2.0	1455	$1,250	$0.86	21d	1	1.11mi
2507 Taylor Ave Mobile, AL	3.0	1.0	1230	$1,495	$1.22	14d	1	1.12mi
3060 Emogene St Mobile, AL	3.0	1.0	1200	$1,400	$1.17	14d	1	1.24mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	44d	1	1.28mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	44d	1	1.29mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	21d	1	1.36mi
3661 Airport Blvd Mobile, AL	1.0–3.0	1.0–2.5	1187	$1,621	$1.37	14d	24	1.40mi
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	21d	1	1.40mi
120 Paris Ave Mobile, AL	2.0	1.0	1054	$1,150	$1.09	21d	1	1.43mi
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	14d	1	1.45mi
2500 Dauphinwood Dr Mobile, AL	2.0–3.0	1.0–2.0	1250	$1,395	$1.12	14d	19	1.45mi

Listing history 1 events

1. 2026-04-27
   listed $210,000 Active 804-char remark

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$12/yr (+$1/mo · 1.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,382
• − Mortgage interest: −$11,763
• − Property taxes: −$849
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$6,109
• Taxable loss: −$5,127
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $-159/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): 18,728
• Household income: $51,303
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 999.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% White 37% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Scottish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -232.19%
• Current HPI: 145.9025
• Rent YoY: ▲ 5.06%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-18 Sold (MLS) $210,000 GCMLS AL
• 2026-05-25 Pending — GCMLS AL
• 2026-04-27 Listed $210,000 GCMLS AL

Property tax history

+2.2%/yr

Latest (2025): $849 · -4.8% YoY. Source: county tax records.