2303 Roberta Dr · Mobile, AL 36617

$175,000

3 bd · 2.0 ba · 1,871 sqft · SingleFamily public records · 98 Days on market

Built 1988 7,788 sqft lot $94/sqft · 7% above area Est $164k · 7% over

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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 +19.3/30.0
• Appreciation +7.4/10.0
• DSCR +6.1/10.0
• ARV discount +4.5/15.0
• 1% rule +4.0/10.0
• 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

Come see this beautifully remodeled 5-bedroom, 2-bath home offering plenty of space and flexibility, this owner is entertaining offers between $190,000-$200,000. The home features fresh updates throughout, making it move-in ready for its next owner. The fifth room can easily serve as an additional bedroom, a spacious bonus room, or a large family room depending on your needs. With generous living areas and a functional layout, this home provides the perfect space for both everyday living and entertaining. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss the opportunity to make this versatile and updated home yours—schedule your showing today with your favorite realtor. *****OPEN HOUSE****Sunday May 17th 2:00-4:00pm

Key facts

• 7,788 sq ft lot
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $158k (9.7% below list).
• Recommended offer: $158k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 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: 40 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (4.8% 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 (4.8% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $175k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $158,108 (9.7% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 10% 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. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (median comp): $164,229
• List price: $175,000
• Delta: 6.56%
• 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
551 Downing St E	0.28mi	3/2.0	1,852 (-1%)	4mo	$56,000	$30	82
2263 Hathcox St	0.06mi	4/2.0 (+1)	1,806 (-4%)	11mo	$205,000	$114	77
2254 Summerland Dr	0.34mi	3/2.0	1,906 (+2%)	6mo	$224,900	$118	76
612 Summerland Dr	0.34mi	3/2.0	1,864 (-0%)	10mo	$113,000	$61	75
300 Park Ave	0.62mi	3/3.0	1,827 (-2%)	6mo	$329,000	$180	58
2315 Pennington St	0.63mi	4/2.0 (+1)	1,914 (+2%)	14mo	$200,000	$104	50
2250 Downs Ct	0.55mi	3/2.0	1,680 (-10%)	11mo	$174,900	$104	48
2258 Clinton St	0.63mi	3/3.0	2,024 (+8%)	7mo	$38,000	$19	48
2514 Springhill Ave	0.74mi	3/2.0	1,694 (-10%)	3mo	$305,000	$180	47
2064 Tucker St	0.74mi	2/2.0 (-1)	1,748 (-7%)	8mo	$101,000	$58	43
802 Summerville St	0.68mi	3/1.5	2,040 (+9%)	18mo	$155,000	$76	37
1868 Mott Dr N	0.67mi	4/2.0 (+1)	1,672 (-11%)	16mo	$75,000	$45	33

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

Projected returns pro-forma

4.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.02×
• Total profit: $50,197
• Equity at exit: $96,807

10-year hold

• IRR: 16.8%
• Equity multiple: 3.90×
• Total profit: $142,217
• Equity at exit: $165,155

Cash invested: $49,000 (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 36617

• Home prices YoY: 3.9%
• Active inventory: 40
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$918
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $191

Break-even live

Break-even rent $1,340

Max offer price $175,000

Occupancy floor 83%

Sensitivity live

Price	-10% $290	-5% $240	+0% $191	+5% $141	+10% $92
Rent	-10% $66	-5% $128	+0% $191	+5% $253	+10% $316
Rate	-1.0pp $279	-0.5pp $235	base $191	+0.5pp $145	+1.0pp $99

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Schwartz St Mobile, AL	3.0	2.0	1288	$1,400	$1.09	14d	1	0.50mi
2007 Allison St Unit 1 Mobile, AL	3.0	2.0	1805	$1,575	$0.87	45d	1	0.59mi
186 Stanton Rd Mobile, AL	1.0–3.0	1.0–2.5	1263	$2,450	$1.94	45d	1	0.83mi
305 Indian Creek Dr E Unit 1043809P Mobile, AL	3.0	2.5	1496	$3,985	$2.66	14d	1	0.93mi
672 Burden St Mobile, AL	3.0	1.5	1421	$1,300	$0.91	22d	1	1.02mi
1821 Seale St Mobile, AL	4.0	2.0	1584	$1,400	$0.88	22d	1	1.06mi
129 Shell Road Pl Unit 1043713P Mobile, AL	4.0	2.0	1496	$3,389	$2.27	22d	1	1.22mi
2500 Dauphinwood Dr Mobile, AL	2.0–3.0	1.0–2.0	1250	$1,395	$1.12	14d	19	1.36mi

Listing history 22 events

1. 2026-06-21
   days on market $175,000 Active 98 DOM
2. 2026-06-18
   days on market $175,000 Active 95 DOM
3. 2026-06-17
   days on market $175,000 Active 94 DOM
4. 2026-06-16
   days on market $175,000 Active 93 DOM
5. 2026-06-15
   days on market $175,000 Active 92 DOM
6. 2026-06-14
   days on market $175,000 Active 90 DOM
7. 2026-06-13
   days on market $175,000 Active 89 DOM
8. 2026-06-10
   days on market $175,000 Active 87 DOM
9. 2026-06-09
   days on market $175,000 Active 86 DOM
10. 2026-06-08
    days on market $175,000 Active 85 DOM
11. 2026-06-07
    days on market $175,000 Active 84 DOM
12. 2026-06-05
    pricedays on market $175,000 Active 81 DOM
13. 2026-06-03
    days on market $185,000 Active 80 DOM
14. 2026-06-02
    days on market $185,000 Active 79 DOM
15. 2026-06-01
    days on market $185,000 Active 78 DOM
16. 2026-05-31
    days on market $185,000 Active 77 DOM
17. 2026-05-30
    days on market $185,000 Active 76 DOM
18. 2026-05-12
    price $185,000 782-char remark

    Show marketing remark (782 chars)

    Come see this beautifully remodeled 5-bedroom, 2-bath home offering plenty of space and flexibility, this owner is entertaining offers between $190,000-$200,000. The home features fresh updates throughout, making it move-in ready for its next owner. The fifth room can easily serve as an additional bedroom, a spacious bonus room, or a large family room depending on your needs. With generous living areas and a functional layout, this home provides the perfect space for both everyday living and entertaining. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss the opportunity to make this versatile and updated home yours—schedule your showing today with your favorite realtor. *****OPEN HOUSE****Sunday May 17th 2:00-4:00pm

19. 2026-04-16
    status Active 782-char remark

    Show marketing remark (782 chars)

    Come see this beautifully remodeled 5-bedroom, 2-bath home offering plenty of space and flexibility, this owner is entertaining offers between $190,000-$200,000. The home features fresh updates throughout, making it move-in ready for its next owner. The fifth room can easily serve as an additional bedroom, a spacious bonus room, or a large family room depending on your needs. With generous living areas and a functional layout, this home provides the perfect space for both everyday living and entertaining. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss the opportunity to make this versatile and updated home yours—schedule your showing today with your favorite realtor. *****OPEN HOUSE****Sunday May 17th 2:00-4:00pm

20. 2026-04-14
    status Pending 782-char remark

    Show marketing remark (782 chars)

    Come see this beautifully remodeled 5-bedroom, 2-bath home offering plenty of space and flexibility, this owner is entertaining offers between $190,000-$200,000. The home features fresh updates throughout, making it move-in ready for its next owner. The fifth room can easily serve as an additional bedroom, a spacious bonus room, or a large family room depending on your needs. With generous living areas and a functional layout, this home provides the perfect space for both everyday living and entertaining. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss the opportunity to make this versatile and updated home yours—schedule your showing today with your favorite realtor. *****OPEN HOUSE****Sunday May 17th 2:00-4:00pm

21. 2026-03-13
    listed $190,200 Active 782-char remark

    Show marketing remark (782 chars)

    Come see this beautifully remodeled 5-bedroom, 2-bath home offering plenty of space and flexibility, this owner is entertaining offers between $190,000-$200,000. The home features fresh updates throughout, making it move-in ready for its next owner. The fifth room can easily serve as an additional bedroom, a spacious bonus room, or a large family room depending on your needs. With generous living areas and a functional layout, this home provides the perfect space for both everyday living and entertaining. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss the opportunity to make this versatile and updated home yours—schedule your showing today with your favorite realtor. *****OPEN HOUSE****Sunday May 17th 2:00-4:00pm

22. 2015-06-24
    soldstatus $52,000

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $812 · $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 6/10 Major FEMA zone X (unshaded) · 71% 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: $18,973
• − Mortgage interest: −$9,803
• − Property taxes: −$812
• − Insurance: −$875
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$5,091
• Taxable loss: −$643
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $2,444/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): 11,952

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 (97%)
• Race & ethnicity: Black 97% White 2%
• Foreign-born: 0%

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: ▲ 4.78%
• Current HPI: 128.8377
• 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

+255.8% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $185,000 GCMLS AL
• 2026-04-16 Relisted — GCMLS AL
• 2026-04-14 Pending — GCMLS AL
• 2026-03-13 Listed $190,200 GCMLS AL
• 2015-06-24 Sold (Public Records) $52,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $812 · +0.0% YoY. Source: county tax records.