8501 Mcallister Dr · Tillmans Corner, AL 36582

$162,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 78 Days on market

Built 1981 0.33 ac lot $142/sqft · 6% below area Est $173k · 6% under

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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 +23.9/30.0
• ARV discount +10.3/15.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• 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

USDA ELIGIBLE, 100% FINANCING FOR THOSE WHO QUALIFY. Welcome to this charming 3-bedroom, 2-bath home nestled on a spacious corner lot in McDonald Estates! A great opportunity for first-time homebuyers, savvy investors, or those ready to downsize without giving up a convenient location. Priced under 170k, this home combines affordability with convenience. Enjoy easy access to the interstate—just minutes away—while still having plenty of outdoor space for pets, gardening, or entertaining. Inside, you’ll find an open floor plan with an eat-in kitchen that flows seamlessly into the living room, complete with a cozy brick fireplace—perfect for relaxing evenings at home. The fenced-in backyard adds both privacy and functionality. With a little TLC, this home has great bones and endless potential to truly make it your own—whether you're looking for a primary residence or an income-producing investment property. Due to the updates needed, it is priced accordingly. Don’t miss this opportunity—schedule your showing today!

Key facts

• Open floor plan
• Cozy brick fireplace
• Eat-in kitchen

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• EAT-IN KITCHEN
• COZY BRICK FIREPLACE
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/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 $160k (1.0% below list).
• Recommended offer: $152k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 $1k of loan paydown is wiped out by about $5k 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 78 days — a 6% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $82k; list at $162k implies a 98% 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; 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 $152,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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?
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: 0.99% ✗
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $172,683
• List price: $162,000
• Delta: -6.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8550 Mcadams Dr S	0.08mi	3/2.0	1,192 (+4%)	0mo	$212,000	$178	89
8609 Mcallister Dr	0.17mi	3/2.0	1,144 (0%)	4mo	$179,000	$156	89
8385 Lake Ponchartrain Dr	0.29mi	3/1.0	1,080 (-6%)	3mo	$120,000	$111	71
8461 Lake Tahoe Dr	0.31mi	3/2.0	1,269 (+11%)	5mo	$90,000	$71	63
8401 Stratford Dr	0.28mi	3/2.0	1,228 (+7%)	15mo	$206,000	$168	62
6441 Mcadams Dr W	0.19mi	3/2.0	1,274 (+11%)	13mo	$130,000	$102	62
8230 Old Pascagoula Rd	0.40mi	3/1.5	1,296 (+13%)	4mo	$170,000	$131	53
6230 Hunters Pointe Dr E	0.45mi	2/2.0 (-1)	1,085 (-5%)	14mo	$62,000	$57	53
6900 Red Lane Cir	0.63mi	3/1.5	1,224 (+7%)	6mo	$156,000	$127	52
8309 Lake Helen Dr N	0.28mi	3/2.0	1,302 (+14%)	18mo	$182,500	$140	48
8525 Hunters Pointe Dr N	0.45mi	3/2.0	1,051 (-8%)	23mo	$59,000	$56	46

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,272
• Equity at exit: $24,155

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $20,048
• Equity at exit: $14,007

Cash invested: $45,360 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $315

Break-even live

Break-even rent $1,206

Max offer price $162,000

Occupancy floor 75%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   statusdays on market $162,000 Pending 78 DOM
2. 2026-06-05
   days on market $162,000 Active 76 DOM
3. 2026-06-03
   days on market $162,000 Active 75 DOM
4. 2026-06-02
   days on market $162,000 Active 74 DOM
5. 2026-06-01
   days on market $162,000 Active 73 DOM
6. 2026-05-31
   days on market $162,000 Active 72 DOM
7. 2026-05-30
   days on market $162,000 Active 71 DOM
8. 2026-03-20
   listed $162,000 Active 1072-char remark

   Show marketing remark (1072 chars)

   USDA ELIGIBLE, 100% FINANCING FOR THOSE WHO QUALIFY. Welcome to this charming 3-bedroom, 2-bath home nestled on a spacious corner lot in McDonald Estates! A great opportunity for first-time homebuyers, savvy investors, or those ready to downsize without giving up a convenient location. Priced under 170k, this home combines affordability with convenience. Enjoy easy access to the interstate—just minutes away—while still having plenty of outdoor space for pets, gardening, or entertaining. Inside, you’ll find an open floor plan with an eat-in kitchen that flows seamlessly into the living room, complete with a cozy brick fireplace—perfect for relaxing evenings at home. The fenced-in backyard adds both privacy and functionality. With a little TLC, this home has great bones and endless potential to truly make it your own—whether you're looking for a primary residence or an income-producing investment property. Due to the updates needed, it is priced accordingly. Don’t miss this opportunity—schedule your showing today!

9. 2020-05-20
   soldstatus $81,900
10. 2020-05-19
    soldstatus $81,900 690-char remark

    Show marketing remark (690 chars)

    Almost everything is like-new in this cute little ranch that is move-in ready. All it needs is your personal touches to be perfect! In 2016, the windows, roof, and HVAC were replaced. The wiring was updated and the flooring in the hallway and bedrooms was replaced to LVT. New light fixtures and paint at that time. The septic was pumped 3/2019. Huge fenced in backyard on a corner lot. This home is located just off the interstate with easy access to downtown Mobile, MS, shopping, hospitals, schools, or wherever. This is a great deal for anyone looking in this price point as all the big ticket expenses have already been replaced. Make an appointment to see this today before it's gone!

11. 2020-05-19
    soldstatus $81,900

    Show marketing remark (690 chars)

    Almost everything is like-new in this cute little ranch that is move-in ready. All it needs is your personal touches to be perfect! In 2016, the windows, roof, and HVAC were replaced. The wiring was updated and the flooring in the hallway and bedrooms was replaced to LVT. New light fixtures and paint at that time. The septic was pumped 3/2019. Huge fenced in backyard on a corner lot. This home is located just off the interstate with easy access to downtown Mobile, MS, shopping, hospitals, schools, or wherever. This is a great deal for anyone looking in this price point as all the big ticket expenses have already been replaced. Make an appointment to see this today before it's gone!

12. 2019-09-15
    listed $81,900 690-char remark

    Show marketing remark (690 chars)

    Almost everything is like-new in this cute little ranch that is move-in ready. All it needs is your personal touches to be perfect! In 2016, the windows, roof, and HVAC were replaced. The wiring was updated and the flooring in the hallway and bedrooms was replaced to LVT. New light fixtures and paint at that time. The septic was pumped 3/2019. Huge fenced in backyard on a corner lot. This home is located just off the interstate with easy access to downtown Mobile, MS, shopping, hospitals, schools, or wherever. This is a great deal for anyone looking in this price point as all the big ticket expenses have already been replaced. Make an appointment to see this today before it's gone!

13. 2005-03-17
    soldstatus $82,000

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $664 · $55/mo
• Expected delta: +$237/yr (+$20/mo · 55.3%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,255
• − Mortgage interest: −$9,075
• − Property taxes: −$428
• − Insurance: −$810
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$4,713
• Taxable income: $1,149
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $3,503/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

+97.6% since first listed

6 events — show timeline

• 2026-03-20 Listed $162,000 GCMLS AL
• 2020-05-20 Sold (Public Records) $81,900 Public Records
• 2020-05-19 Sold (MLS) $81,900 GCMLS AL
• 2020-05-19 Sold (MLS) $81,900 BCAR
• 2019-09-15 Listed $81,900 BCAR
• 2005-03-17 Sold (Public Records) $82,000 Public Records

Property tax history

-7.4%/yr

Latest (2025): $428 · +5.5% YoY. Source: county tax records.