6306 Sarasota Dr · Mobile, AL 36609

$95,000

2 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 1 Days on market

Built 1956 9,404 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• 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

Great Value Add Flip Opportunity in the Desirable 36609 area! Don't miss this incredible investment prospect in the highly sought-after Claremont neighborhood. This property features 2 bedrooms and 2 bathrooms in the main home, along with a separate 1 bed, 1 bath mother-in-law suite in the back, complete with a workshop area. With renovations already started, there's strong potential to convert the main home into a 3-bedroom layout, adding even more value. The spacious backyard offers plenty of room for outdoor living, entertaining, or future improvements. Additional highlights include a brand-new roof (per seller) and solid bones, making this an ideal project for investors or buyers lookin

Key facts

• Mother-in-law suite
• Spacious backyard
• Workshop area

Tags

• CLAREMONT NEIGHBORHOOD
• MOTHER-IN-LAW SUITE
• WORKSHOP AREA
• SPACIOUS BACKYARD
• BRAND-NEW ROOF

Property features AI

Exterior

• Parking: Driveway parking for 2 vehicles
• Utilities: Cable available; Electricity available (110 volts); Public sewer; Water available
• Home design: Single family residence; Residential property; Built in 1956
• Construction: Wood siding construction; Shingle roof; Slab foundation
• Exterior features: Back yard fencing; Guest house; Outbuilding; Shed(s); Workshop; Property has a view

Interior

• Kitchen: Other kitchen features
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the living room; Storage space
• Laundry & utility: Other appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.4% 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: Olive J Dodge Elementary School (math 6% / reading 35%, grade F, #453 of 627 statewide, top 72%, 875 students, 67% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 144 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 31% of the median local income ($50k/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 $657 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 + 3.1% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $95,000

Questions for the listing agent

1. Built in 1956 — 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: 1.35% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $204,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6258 Western Hills Ave	0.15mi	3/2.0 (+1)	1,736 (+8%)	0mo	$180,000	$104	69
6309 Las Cosas Ct	0.17mi	3/2.0 (+1)	1,715 (+7%)	3mo	$215,000	$125	69
6320 Las Cosas Ct	0.13mi	3/2.0 (+1)	1,768 (+10%)	1mo	$256,000	$145	67
2306 Snowden Pl W	0.39mi	3/2.0 (+1)	1,685 (+5%)	6mo	$320,000	$190	59
6008 Booker Cir	0.60mi	3/2.0 (+1)	1,596 (-0%)	5mo	$204,900	$128	58
5854 Wood Creek Ct	0.69mi	3/2.0 (+1)	1,635 (+2%)	5mo	$225,000	$138	51
5905 Ole Mill Rd	0.72mi	3/2.0 (+1)	1,698 (+6%)	2mo	$237,000	$140	46
6016 Oak Harbor Ct	0.63mi	3/2.0 (+1)	1,471 (-8%)	4mo	$120,000	$82	45
2555 Old Dobbin Dr E	0.58mi	3/2.0 (+1)	1,768 (+10%)	4mo	$239,000	$135	43
6009 Oak Harbor Ct	0.66mi	3/2.0 (+1)	1,427 (-11%)	0mo	$182,000	$128	42
5908 Spanish Moss Ct	0.71mi	3/2.0 (+1)	1,468 (-8%)	6mo	$185,900	$127	39
2563 Oak Harbor Dr	0.72mi	3/2.5 (+1)	1,452 (-9%)	1mo	$152,000	$105	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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $10,633
• Equity at exit: $14,165

10-year hold

• IRR: 19.3%
• Equity multiple: 2.62×
• Total profit: $42,996
• Equity at exit: $8,214

Cash invested: $26,600 (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 36609

• Rents YoY: 3.1%
• Active inventory: 144
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$498
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $407

Break-even live

Break-even rent $767

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $461	-5% $434	+0% $407	+5% $381	+10% $354
Rent	-10% $306	-5% $357	+0% $407	+5% $458	+10% $509
Rate	-1.0pp $455	-0.5pp $432	base $407	+0.5pp $383	+1.0pp $358

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6260 Sarasota Dr Mobile, AL	3.0	1.0	1090	$1,200	$1.10	45d	1	0.09mi
6650 Cottage Hill Rd Mobile, AL	1.0–3.0	1.0–2.0	1049	$1,309	$1.25	14d	40	0.45mi
5901 Ole Mill Rd Mobile, AL	3.0	2.0	1600	$1,900	$1.19	45d	1	0.77mi
6405 Shady Ln Mobile, AL	3.0	2.0	1442	$1,300	$0.90	45d	1	0.86mi
1601 Hillcrest Rd Mobile, AL	2.0	2.0	1250	$1,603	$1.28	14d	1	0.90mi
1724 Rustic Wood Ct Mobile, AL	3.0	2.0	1607	$1,850	$1.15	45d	1	1.00mi
6075 Grelot Rd Mobile, AL	2.0	1.0	1050	$1,215	$1.16	14d	1	1.14mi
5900 Grelot Rd Mobile, AL	2.0	2.0–2.5	1259	$1,600	$1.27	14d	2	1.34mi
2889 Sollie Rd Mobile, AL	1.0–3.0	1.0–2.0	1142	$1,530	$1.34	14d	9	1.50mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   listed $95,000 Active

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $817 · $68/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,392
• − Mortgage interest: −$5,321
• − Property taxes: −$817
• − Insurance: −$475
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,764
• Taxable income: $3,552
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $4,037/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

2 events — show timeline

• 2026-05-01 Pending — GCMLS AL
• 2026-04-30 Listed $95,000 GCMLS AL

Property tax history

+2.0%/yr

Latest (2025): $817 · +0.0% YoY. Source: county tax records.