6051 Mamount Blvd · Tillmans Corner, AL 36582

$105,115

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 179 Days on market

Built 1990 Fair condition 0.46 ac lot $88/sqft · 43% below area Est $183k · 43% 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 +2.2/5.0
• Schools +1.9/10.0
• 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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $676 ($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 14.0% vs local median 5.4% 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+, amenities F, commute 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.
• Zoned schools: Nan Gray Davis Elementary School (math 12% / reading 37%, grade F, #424 of 627 statewide, top 68%, 491 students, 78% FRL); Katherine H Hankins Middle School (math 7% / reading 38%, grade F, #180 of 257 statewide, top 70%, 808 students, 82% FRL); Theodore High School (math 10% / reading 12%, grade F, #247 of 305 statewide, top 81%, 1,280 students, 60% FRL).
• Market conditions: 309 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 30% 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 179 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 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.55% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.55%
• DSCR: 2.23
• GRM: 5.4

CMA / ARV

• ARV (median comp): $183,035
• List price: $105,115
• Delta: -42.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5950 Idlemoore Dr	0.31mi	3/2.0	1,242 (+4%)	2mo	$169,500	$136	74
5988 Idlemore Ct	0.22mi	3/2.0	1,242 (+4%)	11mo	$90,000	$72	70
7272 Old Pascagoula Rd	0.16mi	3/2.0	1,242 (+4%)	18mo	$200,000	$161	67
6827 Rester Rd	0.47mi	3/1.0	1,248 (+4%)	13mo	$41,700	$33	60
7665 Oakmont Dr E	0.73mi	3/2.0	1,205 (+0%)	3mo	$228,900	$190	59
7660 Oakmont Dr N	0.75mi	3/2.0	1,205 (+0%)	15mo	$228,900	$190	48
5711 Aljon Dr	0.52mi	3/1.5	1,040 (-13%)	14mo	$122,100	$117	40

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $25,952
• Equity at exit: $15,673

10-year hold

• IRR: 29.6%
• Equity multiple: 3.64×
• Total profit: $77,827
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 14 under contract
• Months of supply: 5.1 mo (19%/mo absorbed)
• Median asking: $234,450 ($179/sqft)
• Median days on market: 109 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36582

• Home prices YoY: -19.1%
• Active inventory: 309
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $676

Break-even live

Break-even rent $778

Max offer price $105,115

Occupancy floor 54%

Sensitivity live

Price	-10% $735	-5% $705	+0% $676	+5% $646	+10% $616
Rent	-10% $547	-5% $611	+0% $676	+5% $740	+10% $805
Rate	-1.0pp $729	-0.5pp $702	base $676	+0.5pp $648	+1.0pp $621

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
• Club membership (one-time): —
• 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	93d	1	0.58mi

Listing history 30 events

1. 2026-07-04
   days on market $105,115 Active 179 DOM
2. 2026-07-03
   days on market $105,115 Active 178 DOM
3. 2026-07-02
   days on market $105,115 Active 177 DOM
4. 2026-07-01
   days on market $105,115 Active 176 DOM
5. 2026-06-30
   days on market $105,115 Active 175 DOM
6. 2026-06-29
   days on market $105,115 Active 174 DOM
7. 2026-06-28
   days on market $105,115 Active 173 DOM
8. 2026-06-28
   days on market $105,115 Active 172 DOM
9. 2026-06-27
   days on market $105,115 Active 171 DOM
10. 2026-06-25
    days on market $105,115 Active 169 DOM
11. 2026-06-23
    days on market $105,115 Active 167 DOM
12. 2026-06-21
    days on market $105,115 Active 166 DOM
13. 2026-06-18
    days on market $105,115 Active 163 DOM
14. 2026-06-17
    days on market $105,115 Active 162 DOM
15. 2026-06-16
    days on market $105,115 Active 161 DOM
16. 2026-06-15
    days on market $105,115 Active 160 DOM
17. 2026-06-14
    days on market $105,115 Active 158 DOM
18. 2026-06-13
    days on market $105,115 Active 157 DOM
19. 2026-06-10
    days on market $105,115 Active 155 DOM
20. 2026-06-09
    days on market $105,115 Active 154 DOM
21. 2026-06-08
    days on market $105,115 Active 153 DOM
22. 2026-06-07
    days on market $105,115 Active 152 DOM
23. 2026-06-05
    days on market $105,115 Active 149 DOM
24. 2026-06-03
    days on market $105,115 Active 148 DOM
25. 2026-06-02
    days on market $105,115 Active 147 DOM
26. 2026-06-01
    days on market $105,115 Active 146 DOM
27. 2026-05-31
    days on market $105,115 Active 145 DOM
28. 2026-05-30
    days on market $105,115 Active 144 DOM
29. 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.

30. 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: $19,600
• − Mortgage interest: −$5,888
• − Property taxes: −$237
• − Insurance: −$526
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$3,058
• Taxable income: $6,756
• Est. tax owed @ 24.0%: −$1,621
• After-tax cash flow: $6,486/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab Est. rehab $30,000–$54,000 screening

The home requires significant repairs and maintenance, including a new roof, exterior siding repair, flooring replacement, and interior wall repair. These updates would significantly increase its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows are old and appear to be in poor condition, with some showing signs of damage or rot.
• Major Electrical (electrical) — The electrical panel is visible and appears to be outdated, which could indicate a need for an upgrade or replacement.
• Major Plumbing (plumbing) — The exterior of the house shows signs of water damage, which could indicate issues with the plumbing system.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition, with peeling paint and visible damage.

Repairs flagged

• Major roof — Significant damage and potential leaks are visible.
• Major exterior siding — Peeling paint and possible rot are evident.
• Major flooring — Visible wear and potential damage.
• Major interior walls — Peeling paint and possible structural issues.

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and functionality, attracting more buyers and renters. ↑
• Both Exterior siding repair and painting — Repairing and repainting the exterior siding would improve the home's curb appeal and increase its value. ↑
• Both Flooring replacement — Replacing the worn-out flooring would improve the home's functionality and appearance, making it more attractive to buyers and renters. ↑
• Both Interior wall repair and painting — Repairing and repainting the interior walls would improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Nan Gray Davis Elementary School F AL #424/627 Nat'l #30,133/41,679 Middle Katherine H Hankins Middle School F AL #180/257 Nat'l #11,105/14,009 High Theodore High School F AL #247/305 Nat'l #15,923/17,239

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

C Composite livability gradescore 61/100

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 · 415,303 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: 6% of renters

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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%

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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%

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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

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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.