1204 Seneca St · Mobile, AL 36605

$132,000

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 42 Days on market

Built 2001 7,871 sqft lot $104/sqft · 121% above area

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath home offering comfortable, easy living in a convenient location. Step into the spacious great room featuring a vaulted ceiling that adds architectural interest and an open feel. Tile flooring runs throughout the home, providing both durability and low maintenance. The kitchen is designed for functionality and flow, complete with ample counter space with a peninsula, and a cozy breakfast area perfect for casual dining. Enjoy outdoor living in the private, fenced backyard, which includes a covered porch—ideal for relaxing or entertaining. Located within walking distance to Taylor Park, this home combines comfort, practicality, and a great location. Buyer to ve

Key facts

• Ample counter space
• Vaulted ceiling
• Cozy breakfast area

Tags

• GREAT ROOM
• VAULTED CEILING
• TILE FLOORING
• AMPLE COUNTER SPACE
• COZY BREAKFAST AREA
• PRIVATE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Erwin Craighead Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 420 students, 89% FRL); Calloway Smith Middle School (math 0% / reading 18%, grade F, #235 of 257 statewide, top 93%, 396 students, 96% FRL); Lillie B Williamson High School (math 2% / reading 12%, grade F, #273 of 305 statewide, top 89%, 956 students, 94% FRL) — zoned schools average 93% FRL vs 67% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 27% district-wide (-18 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 (+8.3%/yr); 139 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 41% of the median local income ($44k/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 $913 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 + 8.0% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9714% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.12% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (median comp): $62,739
• List price: $132,000
• Delta: 110.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 Alba St	0.23mi	3/2.0	1,321 (+4%)	6mo	$111,000	$84	77
912 Cottrell St	0.49mi	3/2.0	1,260 (-1%)	0mo	$50,000	$40	75
1464 Douglas St	0.38mi	3/2.0	1,225 (-4%)	2mo	$122,000	$100	75
1111 Kelly St	0.13mi	3/2.0	1,166 (-8%)	12mo	$153,400	$132	70
1101 Kelly St	0.12mi	3/2.0	1,123 (-12%)	7mo	$125,000	$111	69
808 Charles St	0.56mi	3/1.0	1,292 (+2%)	1mo	$155,000	$120	67
1163 Cottrell St	0.30mi	3/1.0	1,170 (-8%)	5mo	$33,500	$29	65
1056 Arlington St	0.42mi	3/1.0	1,200 (-6%)	12mo	$35,000	$29	57
704 Marine St	0.74mi	2/2.0 (-1)	1,220 (-4%)	1mo	$167,000	$137	53
412 Ann St S	0.68mi	3/2.0	1,200 (-6%)	8mo	$185,000	$154	52
1612 Robert E Lee St	0.74mi	3/0.5	1,288 (+1%)	7mo	$53,000	$41	51
952 Duval St	0.73mi	4/2.0 (+1)	1,323 (+4%)	5mo	$53,000	$40	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $9,337
• Equity at exit: $19,682

10-year hold

• IRR: 19.3%
• Equity multiple: 2.98×
• Total profit: $73,126
• Equity at exit: $11,413

Cash invested: $36,960 (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 36605

• Rents YoY: 8.3%
• Active inventory: 139
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$692
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $360

Break-even live

Break-even rent $1,025

Max offer price $132,000

Occupancy floor 71%

Sensitivity live

Price	-10% $435	-5% $398	+0% $360	+5% $323	+10% $285
Rent	-10% $243	-5% $302	+0% $360	+5% $419	+10% $477
Rate	-1.0pp $427	-0.5pp $394	base $360	+0.5pp $326	+1.0pp $291

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Seneca St Mobile, AL	3.0	2.0	1425	$1,345	$0.94	15d	1	0.03mi
811 Gorgas St Mobile, AL	4.0	1.0	1300	$1,310	$1.01	45d	1	0.69mi
711 Marine St Mobile, AL	2.0	1.0	1100	$1,150	$1.05	45d	1	0.75mi
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	45d	1	0.91mi
1013 Elmira St Unit A Mobile, AL	2.0	1.0	1000	$995	$0.99	22d	1	0.99mi
600 S Washington Ave Mobile, AL	1.0–2.0	1.0	820	$1,058	$1.29	45d	2	1.08mi
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	15d	1	1.14mi
706 Cherokee St Mobile, AL	3.0	1.0	1260	$1,375	$1.09	22d	1	1.14mi
957 Savannah St Mobile, AL	2.0	1.5	1054	$1,400	$1.33	22d	1	1.17mi
611 Dauphin Island Pkwy Mobile, AL	3.0	2.0	1450	$1,300	$0.90	45d	1	1.26mi
111 S Catherine St Mobile, AL	2.0	1.0	891	$899	$1.01	45d	1	1.27mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	45d	1	1.28mi
1141 Montauk Ave Unit 1043864P Mobile, AL	3.0	2.0	1420	$2,741	$1.93	15d	1	1.29mi
107 Macy Pl Mobile, AL	3.0	2.0	1800	$2,250	$1.25	45d	1	1.32mi
1660 Laurel St Mobile, AL	3.0	2.0	1768	$2,200	$1.24	15d	1	1.32mi
2008 W Victory Dr Mobile, AL	3.0	1.0	1011	$1,200	$1.19	45d	1	1.39mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	45d	1	1.46mi
122 Demouy Ave Unit 1/2 Mobile, AL	2.0	1.0	1300	$1,530	$1.18	45d	1	1.48mi

Listing history 12 events

1. 2026-06-03
   days on market $132,000 Active 42 DOM
2. 2026-06-03
   listing id $132,000 Active 41 DOM
3. 2026-06-02
   days on market $132,000 Active 41 DOM
4. 2026-06-01
   days on market $132,000 Active 40 DOM
5. 2026-05-31
   days on market $132,000 Active 39 DOM
6. 2026-05-30
   days on market $132,000 Active 38 DOM
7. 2026-05-06
   price $132,000 693-char remark
8. 2026-05-06
   price $132,000 811-char remark
9. 2026-04-30
   price $138,000 693-char remark
10. 2026-04-30
    price $138,000 811-char remark
11. 2026-04-22
    listed $142,000 Active 693-char remark
12. 2026-04-22
    listed $142,000 Active 811-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: $749 · $62/mo
• Projected year-2 tax: $749 · $62/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 · 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: $17,770
• − Mortgage interest: −$7,394
• − Property taxes: −$749
• − Insurance: −$660
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$3,840
• Taxable income: $2,284
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $3,774/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): 25,104
• Household income: $43,538
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1521.0

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: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 3% · Canada
• 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: ▼ -96.46%
• Current HPI: 125.9526
• Rent YoY: ▲ 8.26%
• 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

-99.1% since first listed

10 events — show timeline

• 2026-06-10 Rental Removed $1,345 Avail
• 2026-06-05 Listed for Rent $1,345 Avail
• 2026-06-04 Rental Removed $1,345 TURBOTENANT
• 2026-06-03 Price Changed $1,345 TURBOTENANT
• 2026-05-30 Listed for Rent $1,395 TURBOTENANT
• 2026-05-06 Price Changed $132,000 GCMLS AL
• 2026-05-06 Price Changed $132,000 BCAR
• 2026-04-30 Price Changed $138,000 GCMLS AL
• 2026-04-30 Price Changed $138,000 BCAR
• 2026-04-22 Listed $142,000 BCAR

Property tax history

-2.6%/yr

Latest (2025): $749 · +3.5% YoY. Source: county tax records.