1454 Delusser St · Mobile, AL 36603

$95,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 14 Days on market

Built 2008 6,699 sqft lot $60/sqft · 56% above area ↓ 44% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Wonderful opportunity to own your own 3 bedroom, 2 bathroom cottage home or begin or add to your rental portfolio. Equipped with gas stove, microwave and refrigerator. New roof and HVAC! Vinyl plank and tile flooring throughout. Buyer or buyer's agent to confirm all information. Buyer to verify all information during due diligence.

Key facts

• Hvac
• Microwave
• Gas stove

Tags

• GAS STOVE
• MICROWAVE
• REFRIGERATOR
• NEW ROOF
• HVAC
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 20.1% 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: 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: Florence Howard Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 488 students, 94% FRL); Calloway Smith Middle School (math 0% / reading 18%, grade F, #235 of 257 statewide, top 93%, 396 students, 96% FRL); John L Leflore Magnet School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 618 students, 84% FRL) — zoned schools average 91% FRL vs 67% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 27% district-wide (-19 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• Market conditions: 36 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $1k appreciation (1.3% local appreciation)).
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y ago 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.
• Current owner paid $72k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $95,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.28% ✓
• Cap rate: 20.05%
• Cash-on-cash: 49.14%
• DSCR: 3.19
• GRM: 3.7

CMA / ARV

• ARV (median comp): $60,987
• List price: $95,000
• Delta: 55.77%
• 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
361 Lexington Ave	0.10mi	3/2.0	1,764 (+10%)	5mo	$60,500	$34	74
1461 Lincoln St	0.14mi	4/1.5 (+1)	1,440 (-10%)	7mo	$37,500	$26	64
304 Robbins St	0.11mi	3/2.0	1,786 (+12%)	13mo	$150,000	$84	64
122 Bush Ave	0.62mi	3/1.0	1,587 (-1%)	8mo	$177,000	$112	60
612 Hickory St	0.58mi	3/2.0	1,488 (-7%)	4mo	$53,000	$36	58
401 GASTON St	0.58mi	4/1.5 (+1)	1,600 (+0%)	9mo	$70,000	$44	58
1216 Pecan St	0.56mi	3/2.0	1,392 (-13%)	4mo	$128,500	$92	49
118 Providence St	0.57mi	2/2.0 (-1)	1,386 (-13%)	4mo	$269,000	$194	43
125 Bush Ave	0.60mi	3/2.0	1,400 (-12%)	13mo	$174,900	$125	40
203 Ann St N	0.49mi	3/1.5	1,792 (+12%)	18mo	$32,000	$18	39
32 Blacklawn St	0.71mi	3/2.0	1,410 (-12%)	14mo	$319,000	$226	35
33 Blacklawn St	0.70mi	3/2.0	1,811 (+14%)	15mo	$410,000	$226	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.2%
• Equity multiple: 3.73×
• Total profit: $72,667
• Equity at exit: $34,030

10-year hold

• IRR: 53.5%
• Equity multiple: 7.48×
• Total profit: $172,373
• Equity at exit: $46,486

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 36603

• Home prices YoY: 2.8%
• Active inventory: 36
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$498
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $1,089

Break-even live

Break-even rent $788

Max offer price $95,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,143	-5% $1,116	+0% $1,089	+5% $1,062	+10% $1,035
Rent	-10% $918	-5% $1,004	+0% $1,089	+5% $1,175	+10% $1,260
Rate	-1.0pp $1,137	-0.5pp $1,113	base $1,089	+0.5pp $1,065	+1.0pp $1,040

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 SpringHill Ave Unit B Mobile, AL	2.0	1.0	2006	$950	$0.47	45d	1	0.55mi
57 N Ann St Unit 1043453P Mobile, AL	2.0	2.0	1065	$2,015	$1.89	23d	1	0.77mi
107 Michael Donald Ave Unit 1043461P Mobile, AL	4.0	3.5	2195	$3,962	$1.81	15d	1	0.79mi
305 Indian Creek Dr E Unit 1043809P Mobile, AL	3.0	2.5	1496	$3,985	$2.66	15d	1	0.83mi
1566 Dauphin St Unit Back Carriage House Mobile, AL	3.0	1.0	1300	$1,200	$0.92	45d	1	0.92mi
510 Schwartz St Mobile, AL	3.0	2.0	1288	$1,400	$1.09	15d	1	1.01mi
129 Shell Road Pl Unit 1043713P Mobile, AL	4.0	2.0	1496	$3,389	$2.27	23d	1	1.03mi
961 Old Shell Rd Unit A Mobile, AL	3.0	2.5	1600	$1,295	$0.81	45d	1	1.09mi
1141 Montauk Ave Unit 1043864P Mobile, AL	3.0	2.0	1420	$2,741	$1.93	15d	1	1.12mi
186 Stanton Rd Mobile, AL	1.0–3.0	1.0–2.5	1263	$2,450	$1.94	45d	1	1.14mi
1704 McGill Ave Unit B Mobile, AL	3.0	2.5	1500	$1,750	$1.17	45d	1	1.19mi
107 Macy Pl Mobile, AL	3.0	2.0	1800	$2,250	$1.25	45d	1	1.20mi
84 S Lafayette St Unit 1043577P Mobile, AL	3.0	2.0	1496	$3,116	$2.08	15d	1	1.26mi
2007 Allison St Unit 1 Mobile, AL	3.0	2.0	1805	$1,575	$0.87	45d	1	1.30mi
423 Devon Dr Mobile, AL	3.0	1.0	1220	$950	$0.78	45d	1	1.31mi
1660 Laurel St Mobile, AL	3.0	2.0	1768	$2,200	$1.24	15d	1	1.34mi
1417 Monroe St Mobile, AL	2.0	1.0	1064	$1,350	$1.27	45d	1	1.46mi

Listing history 27 events

1. 2026-05-12
   status Pending 334-char remark
2. 2026-05-11
   status Pending 337-char remark

   Show marketing remark (337 chars)

   Wonderful opportunity to own your own 3 bedroom, 2 bathroom cottage home or begin or add to your rental portfolio. Equipped with gas stove, microwave and refrigerator. New roof and HVAC! Vinyl plank and tile flooring throughout. Buyer or buyer's agent to confirm all information. Buyer to verify all information during due diligence.

3. 2026-04-28
   listed $95,000 Active 337-char remark

   Show marketing remark (337 chars)

   Wonderful opportunity to own your own 3 bedroom, 2 bathroom cottage home or begin or add to your rental portfolio. Equipped with gas stove, microwave and refrigerator. New roof and HVAC! Vinyl plank and tile flooring throughout. Buyer or buyer's agent to confirm all information. Buyer to verify all information during due diligence.

4. 2026-04-28
   listed $95,000 Active 334-char remark

   Show marketing remark (337 chars)

   Wonderful opportunity to own your own 3 bedroom, 2 bathroom cottage home or begin or add to your rental portfolio. Equipped with gas stove, microwave and refrigerator. New roof and HVAC! Vinyl plank and tile flooring throughout. Buyer or buyer's agent to confirm all information. Buyer to verify all information during due diligence.

5. 2026-03-23
   price $95,000
6. 2026-03-23
   price $95,000
7. 2025-11-14
   listed $110,000 Active
8. 2024-01-11
   historical $1,095
9. 2023-12-01
   price $1,095
10. 2023-10-29
    listed $1,195
11. 2023-05-01
    soldstatus $75,000
12. 2023-04-19
    soldstatus $75,000 Closed
13. 2023-04-19
    soldstatus $75,000 Closed
14. 2023-03-28
    status Pending
15. 2023-03-28
    status Pending
16. 2023-03-16
    price $89,900
17. 2023-03-16
    price $89,900
18. 2023-02-23
    price $94,900
19. 2023-02-23
    price $94,900
20. 2023-01-31
    price $99,900
21. 2023-01-31
    price $99,900
22. 2023-01-10
    price $109,900
23. 2023-01-10
    price $109,900
24. 2022-12-22
    price $119,900
25. 2022-12-21
    price $119,900
26. 2022-12-06
    listed $129,900 Active
27. 2022-12-05
    listed $129,900 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: $1,013 · $84/mo
• Projected year-2 tax: $1,013 · $84/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 ≥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: $25,997
• − Mortgage interest: −$5,321
• − Property taxes: −$1,013
• − Insurance: −$475
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$2,764
• Taxable income: $12,264
• Est. tax owed @ 24.0%: −$2,943
• After-tax cash flow: $10,128/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
• City population: 205,729
• Population (ZIP): 7,805

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 (85%)
• Race & ethnicity: Black 85% White 12% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 1.32%
• Current HPI: 48.9551
• Rent YoY: —
• Metro: —
• 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

-44.4% since first listed

26 events — show timeline

• 2026-06-16 Sold (MLS) $72,250 GCMLS AL
• 2026-05-11 Pending — GCMLS AL
• 2026-04-28 Listed $95,000 GCMLS AL
• 2026-03-23 Price Changed $95,000 GCMLS AL
• 2026-03-23 Price Changed $95,000 BCAR
• 2025-11-14 Listed $110,000 BCAR
• 2024-01-11 Rental Removed $1,095 BUILDIUM
• 2023-12-01 Price Changed $1,095 BUILDIUM
• 2023-10-29 Listed for Rent $1,195 BUILDIUM
• 2023-05-01 Sold (Public Records) $75,000 Public Records
• 2023-04-19 Sold (MLS) $75,000 BCAR
• 2023-04-19 Sold (MLS) $75,000 GCMLS AL
• 2023-03-28 Pending — GCMLS AL
• 2023-03-28 Pending — BCAR
• 2023-03-16 Price Changed $89,900 GCMLS AL
• 2023-03-16 Price Changed $89,900 BCAR
• 2023-02-23 Price Changed $94,900 GCMLS AL
• 2023-02-23 Price Changed $94,900 BCAR
• 2023-01-31 Price Changed $99,900 GCMLS AL
• 2023-01-31 Price Changed $99,900 BCAR
• 2023-01-10 Price Changed $109,900 GCMLS AL
• 2023-01-10 Price Changed $109,900 BCAR
• 2022-12-22 Price Changed $119,900 BCAR
• 2022-12-21 Price Changed $119,900 GCMLS AL
• 2022-12-06 Listed $129,900 GCMLS AL
• 2022-12-05 Listed $129,900 BCAR

Property tax history

+13.3%/yr

Latest (2025): $1,013 · +7.0% YoY. Source: county tax records.