125 Garnett Ave · Mobile, AL 36604

$89,900

2 bd · 1.0 ba · 786 sqft · SingleFamily public records · 110 Days on market

Built 1984 8,315 sqft lot $114/sqft · 10% below area Est $100k · 10% under ↓ 10% since listing

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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
• ARV discount +11.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Welcome to 125 Garnett Street, located in the highly desirable Dauphin Way District of Mobile! This charming 2-bedroom, 1-bath home is perfect for an investor or owner-occupant looking for a great opportunity. As you enter, you’re greeted by a spacious room to the right, with an additional flexible room to the left—ideal for a home office, study, or bonus space. The large attic offers abundant storage space and provides ample room to potentially add a second story. The home features attractive flooring throughout, creating a cohesive and inviting feel. The kitchen is situated at the rear of the home and offers ample countertop space and plenty of cabinetry for storage. Step outside to enjoy a nicely sized backyard—perfect for relaxing, entertaining, or gardening. Conveniently located between Old Shell Road and Springhill Avenue, this home offers quick access to local restaurants, shopping, parks, and downtown Mobile. Home sold "As is, where is" with no warranties express or implied.

Key facts

• Flexible room
• Large attic
• 8,315 sq ft lot

Tags

• FLEXIBLE ROOM
• LARGE ATTIC
• AMPLE COUNTERTOP SPACE
• NICELY SIZED BACKYARD
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 + 3.8% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 9945% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.33% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.73%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $99,603
• List price: $89,900
• Delta: -9.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.78% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $5,871
• Equity at exit: $13,404

10-year hold

• IRR: 16.1%
• Equity multiple: 2.36×
• Total profit: $34,249
• 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 36604

• Rents YoY: 3.8%
• Active inventory: 93
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$471
• Tax from tax record: −$66 /mo · $798/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $306

Break-even live

Break-even rent $812

Max offer price $89,900

Occupancy floor 70%

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 N Ann St Unit 1043453P Mobile, AL	2.0	2.0	1065	$2,015	$1.89	21d	1	0.26mi
1254 Old Shell Rd Mobile, AL	1.0–2.0	1.0	660	$975	$1.48	13d	4	0.30mi
12 S Catherine St Unit 2 Mobile, AL	1.0	1.0	700	$725	$1.04	21d	1	0.49mi
111 S Catherine St Mobile, AL	2.0	1.0	891	$899	$1.01	43d	1	0.65mi
207 Michigan Ave Unit 3 Mobile, AL	1.0	1.0	1000	$795	$0.80	43d	1	0.81mi
207 Michigan Ave Unit 3 Mobile, AL	1.0	1.0	1000	$795	$0.80	21d	1	0.81mi
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	43d	1	0.91mi
250 Tuttle Ave Unit B Mobile, AL	1.0	1.0	928	$1,100	$1.19	43d	1	1.00mi
957 Savannah St Mobile, AL	2.0	1.5	1054	$1,400	$1.33	21d	1	1.13mi
186 Stanton Rd Mobile, AL	1.0–3.0	1.0–2.5	1263	$2,062	$1.63	43d	1	1.14mi
1013 Elmira St Unit A Mobile, AL	2.0	1.0	1000	$995	$0.99	21d	1	1.15mi
1013 Elmira St Unit B Mobile, AL	1.0	1.0	547	$745	$1.36	21d	1	1.15mi
350 Stanton Rd Unit D25 Mobile, AL	1.0	1.0	588	$895	$1.52	43d	1	1.21mi
430 Saint Louis St Mobile, AL	1.0	1.0–1.5	968	$1,614	$1.67	13d	2	1.23mi
412 Dauphin St Mobile, AL	2.0	1.0–2.5	1553	$2,350	$1.51	13d	2	1.31mi
2161 Homewood St Unit B Mobile, AL	1.0	1.0	600	$1,295	$2.16	21d	1	1.50mi

Listing history 8 events

1. 2026-06-03
   days on market $89,900 Active 110 DOM
2. 2026-06-02
   days on market $89,900 Active 109 DOM
3. 2026-06-01
   days on market $89,900 Active 108 DOM
4. 2026-05-31
   days on market $89,900 Active 107 DOM
5. 2026-05-30
   days on market $89,900 Active 106 DOM
6. 2026-04-30
   listed $895
7. 2026-04-13
   price $89,900 1025-char remark

   Show marketing remark (1025 chars)

   Welcome to 125 Garnett Street, located in the highly desirable Dauphin Way District of Mobile! This charming 2-bedroom, 1-bath home is perfect for an investor or owner-occupant looking for a great opportunity. As you enter, you’re greeted by a spacious room to the right, with an additional flexible room to the left—ideal for a home office, study, or bonus space. The large attic offers abundant storage space and provides ample room to potentially add a second story. The home features attractive flooring throughout, creating a cohesive and inviting feel. The kitchen is situated at the rear of the home and offers ample countertop space and plenty of cabinetry for storage. Step outside to enjoy a nicely sized backyard—perfect for relaxing, entertaining, or gardening. Conveniently located between Old Shell Road and Springhill Avenue, this home offers quick access to local restaurants, shopping, parks, and downtown Mobile. Home sold "As is, where is" with no warranties express or implied.

8. 2026-02-13
   listed $99,900 Active 1025-char remark

   Show marketing remark (1025 chars)

   Welcome to 125 Garnett Street, located in the highly desirable Dauphin Way District of Mobile! This charming 2-bedroom, 1-bath home is perfect for an investor or owner-occupant looking for a great opportunity. As you enter, you’re greeted by a spacious room to the right, with an additional flexible room to the left—ideal for a home office, study, or bonus space. The large attic offers abundant storage space and provides ample room to potentially add a second story. The home features attractive flooring throughout, creating a cohesive and inviting feel. The kitchen is situated at the rear of the home and offers ample countertop space and plenty of cabinetry for storage. Step outside to enjoy a nicely sized backyard—perfect for relaxing, entertaining, or gardening. Conveniently located between Old Shell Road and Springhill Avenue, this home offers quick access to local restaurants, shopping, parks, and downtown Mobile. Home sold "As is, where is" with no warranties express or implied.

ⓘ 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: $798 · $66/mo
• Projected year-2 tax: $798 · $66/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,390
• − Mortgage interest: −$5,036
• − Property taxes: −$798
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,615
• Taxable income: $2,392
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $3,092/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

-10.0% since first listed

3 events — show timeline

• 2026-04-30 Listed for Rent $895 GCMLSAL
• 2026-04-13 Price Changed $89,900 GCMLS AL
• 2026-02-13 Listed $99,900 GCMLS AL

Property tax history

+6.9%/yr

Latest (2025): $798 · +1.8% YoY. Source: county tax records.