6850 March Pointe Dr E · Tillmans Corner, AL 36582

$129,900

3 bd · 2.0 ba · 1,013 sqft · SingleFamily · 223 Days on market

Built 2023 0.54 ac lot $128/sqft · at area comps Est $128k · at est. $17/mo HOA · 1% of rent ↓ 4% since listing

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +6.9/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6850 March Pointe Dr. E, Theodore, AL 36582 - a beautifully maintained 3-bedroom, 2-bath home nestled in the highly sought-after gated community of March Woods. Built in 2021, this home sits on one of the finest lots in the entire neighborhood - a peaceful, private setting at the end of the rearmost cul-de-sac on just over half an acre. Mature trees surround the property, offering a serene backdrop and exceptional curb appeal. Inside, you'll find a home that has been meticulously cared for and thoughtfully upgraded. The seller recently added a stylish new barn door leading to the primary bathroom and upgraded all of the toilets throughout the home. The kitchen cabinetry has also been reworked for improved storage and functionality. Additional items of value include a deep freezer, grill, and high-quality storage shed that will convey with the sale. Select furniture pieces are negotiable, making this truly a turnkey opportunity. Homes in March Woods are in high demand, and this property - offering both privacy and premium location - won't last long. Schedule your private showing with your favorite agent today!

Key facts

• Gated community
• Barn door
• Upgraded toilets

Tags

• GATED COMMUNITY
• PRIVATE SETTING
• CUL-DE-SAC
• MATURE TREES
• BARN DOOR
• UPGRADED TOILETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.0% in Tillmans Corner — 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 61/100 on livability (#260 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• 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: 250 active listings in the ZIP; 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 $898 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 + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 21% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
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: 1.22% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.84%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (median comp): $128,124
• List price: $129,900
• Delta: 1.39%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7241 Whispering Meadows Dr	0.57mi	3/2.0	1,140 (+12%)	13mo	$141,500	$124	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $9,485
• Equity at exit: $19,369

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $47,436
• Equity at exit: $11,231

Cash invested: $36,372 (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 36582

• Home prices YoY: -19.1%
• Active inventory: 250
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$24 /mo · $287/yr
• Insurance: −$54
• HOA: −$17
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $480

Break-even live

Break-even rent $983

Max offer price $129,900

Occupancy floor 65%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: security

Listing history 12 events

1. 2026-05-14
   price $129,900 1140-char remark

   Show marketing remark (1140 chars)

   Welcome to 6850 March Pointe Dr. E, Theodore, AL 36582 - a beautifully maintained 3-bedroom, 2-bath home nestled in the highly sought-after gated community of March Woods. Built in 2021, this home sits on one of the finest lots in the entire neighborhood - a peaceful, private setting at the end of the rearmost cul-de-sac on just over half an acre. Mature trees surround the property, offering a serene backdrop and exceptional curb appeal. Inside, you'll find a home that has been meticulously cared for and thoughtfully upgraded. The seller recently added a stylish new barn door leading to the primary bathroom and upgraded all of the toilets throughout the home. The kitchen cabinetry has also been reworked for improved storage and functionality. Additional items of value include a deep freezer, grill, and high-quality storage shed that will convey with the sale. Select furniture pieces are negotiable, making this truly a turnkey opportunity. Homes in March Woods are in high demand, and this property - offering both privacy and premium location - won't last long. Schedule your private showing with your favorite agent today!

2. 2026-03-10
   price $134,900 1140-char remark

   Show marketing remark (1140 chars)

   Welcome to 6850 March Pointe Dr. E, Theodore, AL 36582 - a beautifully maintained 3-bedroom, 2-bath home nestled in the highly sought-after gated community of March Woods. Built in 2021, this home sits on one of the finest lots in the entire neighborhood - a peaceful, private setting at the end of the rearmost cul-de-sac on just over half an acre. Mature trees surround the property, offering a serene backdrop and exceptional curb appeal. Inside, you'll find a home that has been meticulously cared for and thoughtfully upgraded. The seller recently added a stylish new barn door leading to the primary bathroom and upgraded all of the toilets throughout the home. The kitchen cabinetry has also been reworked for improved storage and functionality. Additional items of value include a deep freezer, grill, and high-quality storage shed that will convey with the sale. Select furniture pieces are negotiable, making this truly a turnkey opportunity. Homes in March Woods are in high demand, and this property - offering both privacy and premium location - won't last long. Schedule your private showing with your favorite agent today!

3. 2025-10-10
   listed $139,999 Active 1140-char remark

   Show marketing remark (1140 chars)

   Welcome to 6850 March Pointe Dr. E, Theodore, AL 36582 - a beautifully maintained 3-bedroom, 2-bath home nestled in the highly sought-after gated community of March Woods. Built in 2021, this home sits on one of the finest lots in the entire neighborhood - a peaceful, private setting at the end of the rearmost cul-de-sac on just over half an acre. Mature trees surround the property, offering a serene backdrop and exceptional curb appeal. Inside, you'll find a home that has been meticulously cared for and thoughtfully upgraded. The seller recently added a stylish new barn door leading to the primary bathroom and upgraded all of the toilets throughout the home. The kitchen cabinetry has also been reworked for improved storage and functionality. Additional items of value include a deep freezer, grill, and high-quality storage shed that will convey with the sale. Select furniture pieces are negotiable, making this truly a turnkey opportunity. Homes in March Woods are in high demand, and this property - offering both privacy and premium location - won't last long. Schedule your private showing with your favorite agent today!

4. 2023-04-26
   soldstatus $107,500
5. 2023-04-24
   soldstatus $107,000 Closed 555-char remark

   Show marketing remark (555 chars)

   This beautiful Summit 1476H32P01 / Quality crafted single section includes the home and the over half acre of land at the end of the street. The home features spacious main living areas of living room, kitchen, dining area, king size bedrooms and well located bathrooms and utility/laundry room. Master Bathroom has a luxurious Garden Tub/Shower while the Kitchen contains Electric Range, 18 Cu. Ft. frost free Refrigerator and Stainless Steel Sink. Plus this home is located in a Gated Community and also is Handicap Accessible. Book your showing today!

6. 2023-04-24
   soldstatus $107,500 Closed

   Show marketing remark (555 chars)

   This beautiful Summit 1476H32P01 / Quality crafted single section includes the home and the over half acre of land at the end of the street. The home features spacious main living areas of living room, kitchen, dining area, king size bedrooms and well located bathrooms and utility/laundry room. Master Bathroom has a luxurious Garden Tub/Shower while the Kitchen contains Electric Range, 18 Cu. Ft. frost free Refrigerator and Stainless Steel Sink. Plus this home is located in a Gated Community and also is Handicap Accessible. Book your showing today!

7. 2023-03-25
   status Pending

   Show marketing remark (555 chars)

   This beautiful Summit 1476H32P01 / Quality crafted single section includes the home and the over half acre of land at the end of the street. The home features spacious main living areas of living room, kitchen, dining area, king size bedrooms and well located bathrooms and utility/laundry room. Master Bathroom has a luxurious Garden Tub/Shower while the Kitchen contains Electric Range, 18 Cu. Ft. frost free Refrigerator and Stainless Steel Sink. Plus this home is located in a Gated Community and also is Handicap Accessible. Book your showing today!

8. 2023-03-25
   status Pending 555-char remark

   Show marketing remark (555 chars)

   This beautiful Summit 1476H32P01 / Quality crafted single section includes the home and the over half acre of land at the end of the street. The home features spacious main living areas of living room, kitchen, dining area, king size bedrooms and well located bathrooms and utility/laundry room. Master Bathroom has a luxurious Garden Tub/Shower while the Kitchen contains Electric Range, 18 Cu. Ft. frost free Refrigerator and Stainless Steel Sink. Plus this home is located in a Gated Community and also is Handicap Accessible. Book your showing today!

9. 2023-02-14
   listed $115,000 Active 555-char remark

   Show marketing remark (555 chars)

   This beautiful Summit 1476H32P01 / Quality crafted single section includes the home and the over half acre of land at the end of the street. The home features spacious main living areas of living room, kitchen, dining area, king size bedrooms and well located bathrooms and utility/laundry room. Master Bathroom has a luxurious Garden Tub/Shower while the Kitchen contains Electric Range, 18 Cu. Ft. frost free Refrigerator and Stainless Steel Sink. Plus this home is located in a Gated Community and also is Handicap Accessible. Book your showing today!

10. 2023-02-06
    price $115,000
11. 2023-01-31
    price $130,000
12. 2023-01-17
    listed $135,000 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: $287 · $24/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$246/yr (+$20/mo · 85.5%)

ⓘ 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 6/10 Major
• 🌡 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: $19,086
• − Mortgage interest: −$7,276
• − Property taxes: −$287
• − Insurance: −$650
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$204
• − Depreciation: −$3,779
• Taxable income: $3,836
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $4,842/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 — Tillmans Corner

• Score: 61/100
• State rank: #260
• US rank: #18090

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D- Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mobile County · 246,577 people
• City population: 14,550
• Metro: Mobile, AL
• Population (ZIP): 23,705
• Household income: $64,763
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 431.0

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 White (73%)
• Race & ethnicity: White 73% Black 18% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -49.61%
• Current HPI: 209.7621
• Rent YoY: —
• 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

-3.8% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $129,900 GCMLS AL
• 2026-03-10 Price Changed $134,900 GCMLS AL
• 2025-10-10 Listed $139,999 GCMLS AL
• 2023-04-26 Sold (Public Records) $107,500 Public Records
• 2023-04-24 Sold (MLS) $107,500 GCMLS AL
• 2023-04-24 Sold (MLS) $107,000 BCAR
• 2023-03-25 Pending — GCMLS AL
• 2023-03-25 Pending — BCAR
• 2023-02-14 Listed $115,000 BCAR
• 2023-02-06 Price Changed $115,000 GCMLS AL
• 2023-01-31 Price Changed $130,000 GCMLS AL
• 2023-01-17 Listed $135,000 GCMLS AL

Property tax history

+4.8%/yr

Latest (2025): $287 · -1.0% YoY. Source: county tax records.