6051 Mamount Blvd · Tillmans Corner, AL 36582

$105,115

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 163 Days on market

Built 1990 0.46 ac lot $88/sqft · 37% below area Est $168k · 37% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

VRM- Seller will entertain offers between $105,000 - $115,000 Conveniently located near I-10, This 3-1 home located in Theodore with tile and laminate throughout. Hvac is approximately five years old. New windows, roof and butcher block countertops in 2008. Walk in shower. Huge flat lot. Contact your realtor today for your private viewing.

Key facts

• New roof
• Walk in shower
• New windows

Tags

• CONVENIENTLY LOCATED NEAR I-10
• TILE AND LAMINATE THROUGHOUT
• NEW WINDOWS
• NEW ROOF
• BUTCHER BLOCK COUNTERTOPS
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 comparable units currently listed for rent nearby; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/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 $726 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

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 $92,501 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.57% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.08%
• DSCR: 2.25
• GRM: 5.3

CMA / ARV

• ARV (median comp): $167,738
• List price: $105,115
• Delta: -37.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5988 Idlemore Ct	0.22mi	3/2.0	1,242 (+4%)	10mo	$90,000	$72	72
7272 Old Pascagoula Rd	0.16mi	3/2.0	1,242 (+4%)	17mo	$200,000	$161	69
6827 Rester Rd	0.47mi	3/1.0	1,248 (+4%)	12mo	$41,700	$33	62
7665 Oakmont Dr E	0.73mi	3/2.0	1,205 (+0%)	1mo	$228,900	$190	60
7660 Oakmont Dr N	0.75mi	3/2.0	1,205 (+0%)	13mo	$228,900	$190	50
5711 Aljon Dr	0.52mi	3/1.5	1,040 (-13%)	13mo	$122,100	$117	41

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $26,782
• Equity at exit: $15,673

10-year hold

• IRR: 30.2%
• Equity multiple: 3.71×
• Total profit: $79,619
• Equity at exit: $9,088

Cash invested: $29,432 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $689

Break-even live

Break-even rent $778

Max offer price $105,115

Occupancy floor 53%

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: $26,279
• Closing costs: $3,153
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7411 Wigfield Rd Mobile, AL	3.0	2.0	1242	$1,650	$1.33	43d	1	0.58mi

Listing history 18 events

1. 2026-06-18
   days on market $105,115 Active 163 DOM
2. 2026-06-17
   days on market $105,115 Active 162 DOM
3. 2026-06-16
   days on market $105,115 Active 161 DOM
4. 2026-06-15
   days on market $105,115 Active 160 DOM
5. 2026-06-14
   days on market $105,115 Active 158 DOM
6. 2026-06-13
   days on market $105,115 Active 157 DOM
7. 2026-06-10
   days on market $105,115 Active 155 DOM
8. 2026-06-09
   days on market $105,115 Active 154 DOM
9. 2026-06-08
   days on market $105,115 Active 153 DOM
10. 2026-06-07
    days on market $105,115 Active 152 DOM
11. 2026-06-05
    days on market $105,115 Active 149 DOM
12. 2026-06-03
    days on market $105,115 Active 148 DOM
13. 2026-06-02
    days on market $105,115 Active 147 DOM
14. 2026-06-01
    days on market $105,115 Active 146 DOM
15. 2026-05-31
    days on market $105,115 Active 145 DOM
16. 2026-05-30
    days on market $105,115 Active 144 DOM
17. 2026-01-07
    listed $105,115 Active 342-char remark

    Show marketing remark (342 chars)

    VRM- Seller will entertain offers between $105,000 - $115,000 Conveniently located near I-10, This 3-1 home located in Theodore with tile and laminate throughout. Hvac is approximately five years old. New windows, roof and butcher block countertops in 2008. Walk in shower. Huge flat lot. Contact your realtor today for your private viewing.

18. 2008-10-24
    soldstatus $99,317

ⓘ 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: $237 · $20/mo
• Projected year-2 tax: $431 · $36/mo
• Expected delta: +$194/yr (+$16/mo · 82.1%)

ⓘ 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 4/10 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: $19,798
• − Mortgage interest: −$5,888
• − Property taxes: −$237
• − Insurance: −$526
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,058
• Taxable income: $6,922
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $6,602/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

• Census place: Tillmans Corner, AL
• 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

+5.8% since first listed

2 events — show timeline

• 2026-01-07 Listed $105,115 GCMLS AL
• 2008-10-24 Sold (Public Records) $99,317 Public Records

Property tax history

-2.2%/yr

Latest (2019): $237 · +0.0% YoY. Source: county tax records.