6701 Dickens Ferry Rd #40 · Mobile, AL 36608

$107,500

2 bd · 2.5 ba · 1,288 sqft · Condo public records · 166 Days on market

Built 1983 $83/sqft · 7% below area Est $115k · 7% under $340/mo HOA · 27% of rent

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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 +10.7/30.0
• ARV discount +10.6/15.0
• 1% rule +6.8/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will pay 6 months worth of the COA fees at closing with the right offer! Welcome to this exceptional condominium in the highly sought-after Stonegate Condominiums, ideally located near the University of South Alabama! Step inside to discover beautiful granite countertops in the kitchen, complemented by durable laminate and tile flooring throughout the main living areas, with fresh new carpet in the bedrooms for added comfort. The kitchen comes complete with a refrigerator, and the unit includes a washer and dryer, making move-in day a breeze! Security and peace of mind come standard in this gated community with 24/7 monitored surveillance cameras, providing residents with an added layer of safety and protection. Residents enjoy access to fantastic community amenities, including a swimming pool and tennis courts, perfect for staying active and entertaining. The prime location near USA makes this condominium an outstanding investment opportunity for those looking to capitalize on the strong rental market, or an ideal solution for parents seeking comfortable, secure housing for their college student. Fireplace has been capped and is for decoration only. Buyer and buyer's agent are responsible for verifying all pertinent information. Agent is related to seller.

Key facts

• Gated community
• Laminate flooring
• Swimming pool

Tags

• GRANITE COUNTERTOPS
• LAMINATE FLOORING
• TILE FLOORING
• GATED COMMUNITY
• 24/7 MONITORED SURVEILLANCE
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $-52 ($-625/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (8.6% below list).
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.

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); Wp Davidson High School (math 36% / reading 41%, grade F, #37 of 305 statewide, top 12%, 1,535 students, 61% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 341 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $743 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.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $108k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $94,600 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 7.0

CMA / ARV

• ARV (median comp): $115,360
• List price: $107,500
• Delta: -6.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6513 Cedar Bend Ct Unit B	0.24mi	2/2.5	1,274 (-1%)	11mo	$142,000	$111	78

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: -14.6%
• Equity multiple: 0.46×
• Total profit: $-16,371
• Equity at exit: $16,029

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $522
• Equity at exit: $9,295

Cash invested: $30,100 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$564
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$45
• HOA: −$340
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-52

Break-even live

Break-even rent $1,337

Max offer price $98,298

Occupancy floor 99%

Sensitivity live

Price	-10% $9	-5% $-22	+0% $-52	+5% $-83	+10% $-113
Rent	-10% $-152	-5% $-102	+0% $-52	+5% $-2	+10% $48
Rate	-1.0pp $2	-0.5pp $-25	base $-52	+0.5pp $-80	+1.0pp $-108

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 Dickens Ferry Rd #30 Mobile, AL	3.0	2.5	1342	$1,395	$1.04	22d	1	0.03mi
101 Foreman Rd Mobile, AL	1.0–3.0	1.0–2.0	835	$1,059	$1.27	45d	9	0.08mi
6601 Old Shell Rd Unit 3 Mobile, AL	2.0	1.0	950	$975	$1.03	22d	1	0.17mi
6474B Cedar Bend Ct Mobile, AL	2.0	2.0	1444	$1,600	$1.11	45d	1	0.25mi
1 Country Ln Mobile, AL	1.0–2.0	1.0	850	$1,221	$1.44	15d	10	0.31mi
6427 Airport Blvd Mobile, AL	2.0–3.0	2.0–2.5	1214	$1,387	$1.14	45d	10	0.79mi
6200 Airport Blvd Apt 174 Mobile, AL	2.0	2.0	1000	$1,050	$1.05	45d	1	1.02mi
6200 Airport Blvd Unit 48 Mobile, AL	2.0	1.0	1000	$1,000	$1.00	22d	1	1.03mi
6200 Airport Blvd Unit 56 Mobile, AL	2.0	1.0	1000	$900	$0.90	45d	1	1.04mi
6016 Magnolia Pl E Mobile, AL	3.0	2.0	1600	$1,800	$1.12	45d	1	1.04mi
133 East Dr Mobile, AL	1.0–2.0	1.0	821	$1,024	$1.25	15d	4	1.14mi
6700 Wall St Mobile, AL	2.0–3.0	1.0–2.0	1231	$1,249	$1.01	15d	6	1.30mi
668 Willow Pointe Dr Mobile, AL	2.0	2.0	1029	$1,750	$1.70	45d	1	1.30mi
668 Willow Pointe Dr Mobile, AL	2.0	2.0	1029	$1,650	$1.60	22d	1	1.30mi
176 2nd Ave Mobile, AL	3.0	1.0	1056	$895	$0.85	22d	1	1.31mi
7601 Airport Blvd Mobile, AL	2.0–4.0	2.0	1082	$1,050	$0.97	15d	5	1.34mi
6725 Zeigler Blvd Mobile, AL	1.0–2.0	1.0	850	$1,282	$1.51	15d	7	1.35mi

HOA detail condo

• Monthly dues: $340 · $4,080/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-19
   status Pending 1293-char remark

   Show marketing remark (1293 chars)

   Seller will pay 6 months worth of the COA fees at closing with the right offer! Welcome to this exceptional condominium in the highly sought-after Stonegate Condominiums, ideally located near the University of South Alabama! Step inside to discover beautiful granite countertops in the kitchen, complemented by durable laminate and tile flooring throughout the main living areas, with fresh new carpet in the bedrooms for added comfort. The kitchen comes complete with a refrigerator, and the unit includes a washer and dryer, making move-in day a breeze! Security and peace of mind come standard in this gated community with 24/7 monitored surveillance cameras, providing residents with an added layer of safety and protection. Residents enjoy access to fantastic community amenities, including a swimming pool and tennis courts, perfect for staying active and entertaining. The prime location near USA makes this condominium an outstanding investment opportunity for those looking to capitalize on the strong rental market, or an ideal solution for parents seeking comfortable, secure housing for their college student. Fireplace has been capped and is for decoration only. Buyer and buyer's agent are responsible for verifying all pertinent information. Agent is related to seller.

2. 2026-05-15
   price $107,500 1293-char remark

   Show marketing remark (1293 chars)

   Seller will pay 6 months worth of the COA fees at closing with the right offer! Welcome to this exceptional condominium in the highly sought-after Stonegate Condominiums, ideally located near the University of South Alabama! Step inside to discover beautiful granite countertops in the kitchen, complemented by durable laminate and tile flooring throughout the main living areas, with fresh new carpet in the bedrooms for added comfort. The kitchen comes complete with a refrigerator, and the unit includes a washer and dryer, making move-in day a breeze! Security and peace of mind come standard in this gated community with 24/7 monitored surveillance cameras, providing residents with an added layer of safety and protection. Residents enjoy access to fantastic community amenities, including a swimming pool and tennis courts, perfect for staying active and entertaining. The prime location near USA makes this condominium an outstanding investment opportunity for those looking to capitalize on the strong rental market, or an ideal solution for parents seeking comfortable, secure housing for their college student. Fireplace has been capped and is for decoration only. Buyer and buyer's agent are responsible for verifying all pertinent information. Agent is related to seller.

3. 2026-04-17
   price $112,000 1293-char remark

   Show marketing remark (1293 chars)

   Seller will pay 6 months worth of the COA fees at closing with the right offer! Welcome to this exceptional condominium in the highly sought-after Stonegate Condominiums, ideally located near the University of South Alabama! Step inside to discover beautiful granite countertops in the kitchen, complemented by durable laminate and tile flooring throughout the main living areas, with fresh new carpet in the bedrooms for added comfort. The kitchen comes complete with a refrigerator, and the unit includes a washer and dryer, making move-in day a breeze! Security and peace of mind come standard in this gated community with 24/7 monitored surveillance cameras, providing residents with an added layer of safety and protection. Residents enjoy access to fantastic community amenities, including a swimming pool and tennis courts, perfect for staying active and entertaining. The prime location near USA makes this condominium an outstanding investment opportunity for those looking to capitalize on the strong rental market, or an ideal solution for parents seeking comfortable, secure housing for their college student. Fireplace has been capped and is for decoration only. Buyer and buyer's agent are responsible for verifying all pertinent information. Agent is related to seller.

4. 2026-03-31
   price $114,999 1293-char remark

   Show marketing remark (1293 chars)

   Seller will pay 6 months worth of the COA fees at closing with the right offer! Welcome to this exceptional condominium in the highly sought-after Stonegate Condominiums, ideally located near the University of South Alabama! Step inside to discover beautiful granite countertops in the kitchen, complemented by durable laminate and tile flooring throughout the main living areas, with fresh new carpet in the bedrooms for added comfort. The kitchen comes complete with a refrigerator, and the unit includes a washer and dryer, making move-in day a breeze! Security and peace of mind come standard in this gated community with 24/7 monitored surveillance cameras, providing residents with an added layer of safety and protection. Residents enjoy access to fantastic community amenities, including a swimming pool and tennis courts, perfect for staying active and entertaining. The prime location near USA makes this condominium an outstanding investment opportunity for those looking to capitalize on the strong rental market, or an ideal solution for parents seeking comfortable, secure housing for their college student. Fireplace has been capped and is for decoration only. Buyer and buyer's agent are responsible for verifying all pertinent information. Agent is related to seller.

5. 2026-03-02
   price $117,500 1293-char remark

   Show marketing remark (1293 chars)

   Seller will pay 6 months worth of the COA fees at closing with the right offer! Welcome to this exceptional condominium in the highly sought-after Stonegate Condominiums, ideally located near the University of South Alabama! Step inside to discover beautiful granite countertops in the kitchen, complemented by durable laminate and tile flooring throughout the main living areas, with fresh new carpet in the bedrooms for added comfort. The kitchen comes complete with a refrigerator, and the unit includes a washer and dryer, making move-in day a breeze! Security and peace of mind come standard in this gated community with 24/7 monitored surveillance cameras, providing residents with an added layer of safety and protection. Residents enjoy access to fantastic community amenities, including a swimming pool and tennis courts, perfect for staying active and entertaining. The prime location near USA makes this condominium an outstanding investment opportunity for those looking to capitalize on the strong rental market, or an ideal solution for parents seeking comfortable, secure housing for their college student. Fireplace has been capped and is for decoration only. Buyer and buyer's agent are responsible for verifying all pertinent information. Agent is related to seller.

6. 2025-12-04
   listed $120,000 Active 1293-char remark

   Show marketing remark (1293 chars)

   Seller will pay 6 months worth of the COA fees at closing with the right offer! Welcome to this exceptional condominium in the highly sought-after Stonegate Condominiums, ideally located near the University of South Alabama! Step inside to discover beautiful granite countertops in the kitchen, complemented by durable laminate and tile flooring throughout the main living areas, with fresh new carpet in the bedrooms for added comfort. The kitchen comes complete with a refrigerator, and the unit includes a washer and dryer, making move-in day a breeze! Security and peace of mind come standard in this gated community with 24/7 monitored surveillance cameras, providing residents with an added layer of safety and protection. Residents enjoy access to fantastic community amenities, including a swimming pool and tennis courts, perfect for staying active and entertaining. The prime location near USA makes this condominium an outstanding investment opportunity for those looking to capitalize on the strong rental market, or an ideal solution for parents seeking comfortable, secure housing for their college student. Fireplace has been capped and is for decoration only. Buyer and buyer's agent are responsible for verifying all pertinent information. Agent is related to seller.

7. 2025-05-09
   listed $124,900 Active
8. 2017-09-19
   soldstatus $58,000

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,290 · $108/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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,250
• − Mortgage interest: −$6,022
• − Property taxes: −$1,290
• − Insurance: −$538
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − HOA: −$4,080
• − Depreciation: −$3,127
• Taxable loss: −$2,247
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $-86/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

+85.3% since first listed

8 events — show timeline

• 2026-05-19 Pending — GCMLS AL
• 2026-05-15 Price Changed $107,500 GCMLS AL
• 2026-04-17 Price Changed $112,000 GCMLS AL
• 2026-03-31 Price Changed $114,999 GCMLS AL
• 2026-03-02 Price Changed $117,500 GCMLS AL
• 2025-12-04 Listed $120,000 GCMLS AL
• 2025-05-09 Listed $124,900 BCAR
• 2017-09-19 Sold (Public Records) $58,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,290 · +6.9% YoY. Source: county tax records.