6012 Sussex Dr · Mobile, AL 36608

$229,900

3 bd · 2.5 ba · 1,764 sqft · SingleFamily public records · 149 Days on market

Built 1994 2,966 sqft lot $130/sqft · at area comps Est $235k · at est.

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +8.5/15.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6012 Sussex Drive, ideally located within walking distance to the University of South Alabama—making this an excellent opportunity for homeowners, students, or investors alike. Centrally positioned in Mobile, you’ll enjoy quick access to shopping, dining, and everyday conveniences. This property offers rear covered parking and a charming back patio with a New Orleans-style vibe, perfect for relaxing or entertaining. With no HOA, you’ll have added flexibility and fewer restrictions. The home is being sold with a washer, dryer, refrigerator, and microwave (to remain at no value)—adding convenience for the next owner. While the property does need some updates, it has been priced accordingly, presenting a strong opportunity to add value and make it your own. Don’t miss your chance to own in this high-demand area near South Alabama—schedule your showing today.

Key facts

• Covered parking
• Back patio
• 2 parking spots

Tags

• WALKING DISTANCE TO CAMPUS
• COVERED PARKING
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $13 ($160/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (23.5% below list).
• Recommended offer: $176k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% in Mobile — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Er Dickson Elementary School (math 12% / reading 40%, grade F, #409 of 627 statewide, top 65%, 1,038 students, 67% FRL); Denton Magnet School of Technology (math 26% / reading 69%, grade C-, #32 of 257 statewide, top 12%, 314 students, 94% FRL); Murphy High School (math 10% / reading 19%, grade F, #220 of 305 statewide, top 77%, 1,254 students, 66% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 341 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $130k; list at $230k implies a 77% gain — meaningful room to come down on a strong offer.

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 $175,794 (23.5% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (median comp): $235,272
• List price: $229,900
• Delta: -2.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6107 Venetian Way N	0.15mi	3/2.0	1,788 (+1%)	3mo	$294,900	$165	86
6134 Venetian Way S	0.22mi	3/2.0	1,800 (+2%)	6mo	$298,000	$166	80
5901 Eastridge Pl	0.17mi	3/2.0	1,895 (+7%)	8mo	$260,000	$137	71
167 Bit and Spur Ter	0.63mi	4/2.0 (+1)	1,800 (+2%)	0mo	$283,000	$157	60
6438 Cedar Bend Ct Unit B	0.71mi	3/2.5	1,812 (+3%)	8mo	$235,000	$130	56
6071 Highland Cir N	0.48mi	3/2.0	1,532 (-13%)	1mo	$195,000	$127	53
6075 Highland Cir S	0.51mi	3/2.0	1,657 (-6%)	14mo	$150,000	$91	52
6309 Burnham Wood Pl	0.50mi	3/2.0	1,618 (-8%)	12mo	$164,500	$102	50
158 Bit & Spur Ter	0.63mi	3/2.0	1,880 (+7%)	14mo	$180,000	$96	46
104 University Blvd N	0.59mi	3/2.0	1,525 (-14%)	2mo	$150,000	$98	46
5471 S Hilltop Dr	0.72mi	3/2.0	1,549 (-12%)	12mo	$250,000	$161	34
6452 Cedar Bend Ct Unit A	0.75mi	3/2.5	2,023 (+15%)	13mo	$235,500	$116	30

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 · 6.15% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.52×
• Total profit: $-30,760
• Equity at exit: $34,279

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-953
• Equity at exit: $19,878

Cash invested: $64,372 (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 36608

• Rents YoY: 6.2%
• Active inventory: 341
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $13

Break-even live

Break-even rent $1,741

Max offer price $229,900

Occupancy floor 94%

Sensitivity live

Price	-10% $143	-5% $78	+0% $13	+5% $-52	+10% $-117
Rent	-10% $-126	-5% $-56	+0% $13	+5% $83	+10% $152
Rate	-1.0pp $129	-0.5pp $72	base $13	+0.5pp $-46	+1.0pp $-107

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	45d	1	0.07mi
112 S University Blvd Mobile, AL	4.0	4.5	1472	$1,810	$1.23	15d	5	0.51mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	45d	1	0.77mi
304 N University Blvd Unit 1043721P Mobile, AL	4.0	2.5	1496	$4,148	$2.77	23d	1	0.77mi
316 Syracuse St Mobile, AL	3.0	2.0	1776	$1,875	$1.06	15d	1	0.84mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,537	$1.27	45d	10	0.94mi
6701 Dickens Ferry Rd #30 Mobile, AL	3.0	2.5	1342	$1,395	$1.04	23d	1	0.99mi
1056 Linlen Ave Mobile, AL	3.0	3.0	1975	$2,300	$1.16	45d	1	1.27mi

Listing history 25 events

1. 2026-06-21
   days on market $229,900 Active 149 DOM
2. 2026-06-18
   days on market $229,900 Active 146 DOM
3. 2026-06-17
   days on market $229,900 Active 145 DOM
4. 2026-06-16
   days on market $229,900 Active 144 DOM
5. 2026-06-15
   days on market $229,900 Active 143 DOM
6. 2026-06-14
   days on market $229,900 Active 141 DOM
7. 2026-06-13
   days on market $229,900 Active 140 DOM
8. 2026-06-10
   days on market $229,900 Active 138 DOM
9. 2026-06-09
   days on market $229,900 Active 137 DOM
10. 2026-06-08
    days on market $229,900 Active 136 DOM
11. 2026-06-07
    days on market $229,900 Active 135 DOM
12. 2026-06-05
    days on market $229,900 Active 132 DOM
13. 2026-06-03
    days on market $229,900 Active 131 DOM
14. 2026-06-02
    days on market $229,900 Active 130 DOM
15. 2026-06-01
    days on market $229,900 Active 129 DOM
16. 2026-05-31
    days on market $229,900 Active 128 DOM
17. 2026-05-30
    days on market $229,900 Active 127 DOM
18. 2026-04-07
    price $229,900 914-char remark

    Show marketing remark (914 chars)

    Welcome to 6012 Sussex Drive, ideally located within walking distance to the University of South Alabama—making this an excellent opportunity for homeowners, students, or investors alike. Centrally positioned in Mobile, you’ll enjoy quick access to shopping, dining, and everyday conveniences. This property offers rear covered parking and a charming back patio with a New Orleans-style vibe, perfect for relaxing or entertaining. With no HOA, you’ll have added flexibility and fewer restrictions. The home is being sold with a washer, dryer, refrigerator, and microwave (to remain at no value)—adding convenience for the next owner. While the property does need some updates, it has been priced accordingly, presenting a strong opportunity to add value and make it your own. Don’t miss your chance to own in this high-demand area near South Alabama—schedule your showing today.

19. 2026-02-18
    price $234,900 914-char remark

    Show marketing remark (914 chars)

    Welcome to 6012 Sussex Drive, ideally located within walking distance to the University of South Alabama—making this an excellent opportunity for homeowners, students, or investors alike. Centrally positioned in Mobile, you’ll enjoy quick access to shopping, dining, and everyday conveniences. This property offers rear covered parking and a charming back patio with a New Orleans-style vibe, perfect for relaxing or entertaining. With no HOA, you’ll have added flexibility and fewer restrictions. The home is being sold with a washer, dryer, refrigerator, and microwave (to remain at no value)—adding convenience for the next owner. While the property does need some updates, it has been priced accordingly, presenting a strong opportunity to add value and make it your own. Don’t miss your chance to own in this high-demand area near South Alabama—schedule your showing today.

20. 2026-02-18
    status Active 914-char remark

    Show marketing remark (914 chars)

    Welcome to 6012 Sussex Drive, ideally located within walking distance to the University of South Alabama—making this an excellent opportunity for homeowners, students, or investors alike. Centrally positioned in Mobile, you’ll enjoy quick access to shopping, dining, and everyday conveniences. This property offers rear covered parking and a charming back patio with a New Orleans-style vibe, perfect for relaxing or entertaining. With no HOA, you’ll have added flexibility and fewer restrictions. The home is being sold with a washer, dryer, refrigerator, and microwave (to remain at no value)—adding convenience for the next owner. While the property does need some updates, it has been priced accordingly, presenting a strong opportunity to add value and make it your own. Don’t miss your chance to own in this high-demand area near South Alabama—schedule your showing today.

21. 2026-02-11
    status Pending 914-char remark

    Show marketing remark (914 chars)

    Welcome to 6012 Sussex Drive, ideally located within walking distance to the University of South Alabama—making this an excellent opportunity for homeowners, students, or investors alike. Centrally positioned in Mobile, you’ll enjoy quick access to shopping, dining, and everyday conveniences. This property offers rear covered parking and a charming back patio with a New Orleans-style vibe, perfect for relaxing or entertaining. With no HOA, you’ll have added flexibility and fewer restrictions. The home is being sold with a washer, dryer, refrigerator, and microwave (to remain at no value)—adding convenience for the next owner. While the property does need some updates, it has been priced accordingly, presenting a strong opportunity to add value and make it your own. Don’t miss your chance to own in this high-demand area near South Alabama—schedule your showing today.

22. 2026-01-16
    listed $239,900 Active 914-char remark

    Show marketing remark (914 chars)

    Welcome to 6012 Sussex Drive, ideally located within walking distance to the University of South Alabama—making this an excellent opportunity for homeowners, students, or investors alike. Centrally positioned in Mobile, you’ll enjoy quick access to shopping, dining, and everyday conveniences. This property offers rear covered parking and a charming back patio with a New Orleans-style vibe, perfect for relaxing or entertaining. With no HOA, you’ll have added flexibility and fewer restrictions. The home is being sold with a washer, dryer, refrigerator, and microwave (to remain at no value)—adding convenience for the next owner. While the property does need some updates, it has been priced accordingly, presenting a strong opportunity to add value and make it your own. Don’t miss your chance to own in this high-demand area near South Alabama—schedule your showing today.

23. 2017-08-10
    soldstatus $130,000
24. 2016-01-12
    soldstatus $116,000
25. 2011-07-15
    soldstatus $165,000

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$55/yr (+$5/mo · 6.1%)

ⓘ 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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,095
• − Mortgage interest: −$12,878
• − Property taxes: −$888
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$6,688
• Taxable loss: −$3,883
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $1,092/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): 38,890
• Household income: $61,146
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1823.0

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 56% Black 35% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Arabic 1% 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: ▼ -224.52%
• Current HPI: 198.9469
• Rent YoY: ▲ 6.15%
• 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

+39.3% since first listed

8 events — show timeline

• 2026-04-07 Price Changed $229,900 GCMLS AL
• 2026-02-18 Price Changed $234,900 GCMLS AL
• 2026-02-18 Relisted — GCMLS AL
• 2026-02-11 Pending — GCMLS AL
• 2026-01-16 Listed $239,900 GCMLS AL
• 2017-08-10 Sold (Public Records) $130,000 Public Records
• 2016-01-12 Sold (Public Records) $116,000 Public Records
• 2011-07-15 Sold (Public Records) $165,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $888 · +7.5% YoY. Source: county tax records.