302 Stocking St · Mobile, AL 36604

$150,000

2 bd · 1.0 ba · 1,757 sqft · SingleFamily public records · 8 Days on market

Built 1940 8,100 sqft lot

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two houses for the price of one! Only one block from Leinkeuf Elementary School. Both houses need repairs, but owner is not able to do them. Both homes are 2/1 with a sunroom, extra rooms for an office, another bedroom, or gathering space. Deep corner lot. Owner thinks there is plank hardwood floors under most of the carpet. Lots of furniture and furnishings will be left. (Price includes both houses 300 & 302) Buyer to verify all information during due diligence.

Key facts

• Extra rooms
• Deep corner lot
• Sunroom

Tags

• SUNROOM
• EXTRA ROOMS
• DEEP CORNER LOT
• PLANK HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: No community features; No transfer fees

Exterior

• Parking: See remarks for parking details
• Utilities: Public sewer; Alabama Power electric; Natural gas (including mobile gas)
• Home design: One-story; Resale property; Faces east; Whole/full ownership
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Built area reported as 1,771 square feet (assessor)
• Exterior features: Corner lot, level with few trees; Less than 1 acre; Has view; No waterfront; Low elevation

Interior

• Kitchen: Convection oven; Refrigerator
• Flooring: Other (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas available/connected; Window cooling units; Ceiling fan(s)
• Interior features: Ceiling fan(s); Living room fireplace (1)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.1% 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 (+3.8%/yr); 93 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 35% of the median local income ($66k/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 $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 + 3.8% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $340,858
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1367 Brown St	0.45mi	2/2.0	1,700 (-3%)	3mo	$293,000	$172	67
271 Park Ter	0.50mi	2/2.5	1,710 (-3%)	3mo	$289,500	$169	64
273 Park Ter	0.50mi	3/2.0 (+1)	1,720 (-2%)	5mo	$435,000	$253	60
451 Wisconsin Ave	0.18mi	3/2.0 (+1)	1,512 (-14%)	1mo	$98,000	$65	59
1461 Brown St	0.49mi	3/2.0 (+1)	1,675 (-5%)	2mo	$260,000	$155	59
1747 Hunter Ave	0.65mi	3/2.0 (+1)	1,788 (+2%)	0mo	$357,000	$200	58
123 Macy Pl	0.49mi	3/2.5 (+1)	1,861 (+6%)	1mo	$375,000	$202	55
201 Catherine St S	0.40mi	3/2.0 (+1)	1,922 (+9%)	4mo	$405,000	$211	53
1253 Gorgas St	0.71mi	2/2.0	1,666 (-5%)	1mo	$22,000	$13	53
304 S Georgia Ave	0.25mi	3/2.0 (+1)	2,012 (+14%)	4mo	$390,000	$194	52
1561 Bruister St	0.44mi	2/2.0	1,504 (-14%)	3mo	$330,000	$219	49
551 Tisdale St	0.61mi	3/2.0 (+1)	1,897 (+8%)	5mo	$95,000	$50	45

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.19×
• Total profit: $7,772
• Equity at exit: $22,365

10-year hold

• IRR: 14.9%
• Equity multiple: 2.25×
• Total profit: $52,527
• Equity at exit: $12,969

Cash invested: $42,000 (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 36604

• Rents YoY: 3.8%
• Active inventory: 93
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $479

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 70%

Sensitivity live

Price	-10% $583	-5% $531	+0% $479	+5% $428	+10% $376
Rent	-10% $328	-5% $404	+0% $479	+5% $555	+10% $631
Rate	-1.0pp $555	-0.5pp $518	base $479	+0.5pp $441	+1.0pp $401

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	14d	1	0.35mi
107 Macy Pl Mobile, AL	3.0	2.0	1800	$2,250	$1.25	44d	1	0.54mi
1660 Laurel St Mobile, AL	3.0	2.0	1768	$2,200	$1.24	14d	1	0.60mi
1141 Montauk Ave Unit 1043864P Mobile, AL	3.0	2.0	1420	$2,741	$1.93	14d	1	0.63mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	44d	1	0.71mi
1566 Dauphin St Unit Back Carriage House Mobile, AL	3.0	1.0	1300	$1,200	$0.92	44d	1	0.77mi
1204 Seneca St Mobile, AL	3.0	2.0	1425	$1,345	$0.94	14d	1	0.82mi
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	44d	1	0.87mi
814 S Broad St Unit 1043690P Mobile, AL	3.0	2.0	1991	$3,562	$1.79	14d	1	0.99mi
1321 SpringHill Ave Unit B Mobile, AL	2.0	1.0	2006	$950	$0.47	44d	1	1.07mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	44d	1	1.12mi
961 Old Shell Rd Unit A Mobile, AL	3.0	2.5	1600	$1,295	$0.81	44d	1	1.12mi
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	14d	1	1.14mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	22d	1	1.15mi
209 S Fulton St Mobile, AL	2.0	1.5	1255	$1,750	$1.39	22d	1	1.17mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	44d	1	1.46mi
305 Indian Creek Dr E Unit 1043809P Mobile, AL	3.0	2.5	1496	$3,985	$2.66	14d	1	1.49mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $150,000 Pending 8 DOM
2. 2026-06-05
   days on market $150,000 Active 7 DOM
3. 2026-06-03
   days on market $150,000 Active 6 DOM
4. 2026-06-02
   days on market $150,000 Active 5 DOM
5. 2026-06-01
   days on market $150,000 Active 4 DOM
6. 2026-05-31
   days on market $150,000 Active 3 DOM
7. 2026-05-30
   days on market $150,000 Active 2 DOM
8. 2026-05-28
   listed $150,000 Active 471-char remark

   Show marketing remark (471 chars)

   Two houses for the price of one! Only one block from Leinkeuf Elementary School. Both houses need repairs, but owner is not able to do them. Both homes are 2/1 with a sunroom, extra rooms for an office, another bedroom, or gathering space. Deep corner lot. Owner thinks there is plank hardwood floors under most of the carpet. Lots of furniture and furnishings will be left. (Price includes both houses 300 & 302) Buyer to verify all information during due diligence.

9. 2026-05-27
   listed $150,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $23,028
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$4,364
• Taxable income: $3,577
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $4,894/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): 8,836
• Household income: $66,357
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 452.0

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 51% Black 42% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, China
• 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: ▼ -143.27%
• Current HPI: 205.7241
• Rent YoY: ▲ 3.78%
• 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

2 events — show timeline

• 2026-05-28 Listed $150,000 GCMLS AL
• 2026-05-27 Listed $150,000 BCAR

Property tax history

-2.9%/yr

Latest (2025): $224 · +3.7% YoY. Source: county tax records.