8170 Mcdonald Rd · Tillmans Corner, AL 36544

$150,000

3 bd · 2.0 ba · 1,876 sqft · SingleFamily public records · 26 Days on market

Built 1968 1.35 ac lot $80/sqft · 46% below area

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.1/10.0
• 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

VRM: Seller will entertain offers between $189,000-209,000. Situated on a beautiful acre lot shaded by mature pecan trees, this brick home offers space, functionality, and endless potential. Major updates include a 2-year-old metal roof and a Generac generator for added peace of mind. The impressive 36x50 metal building provides ample room for storage, hobbies, or a workshop. While the home could use some TLC, it presents a great opportunity to make it your own and truly shine.

Key facts

• 1.35 acre lot
• Built 1968
• Listed 26 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Electricity available; Septic tank
• Home design: Single family residence; Residential property
• Construction: Built in 1968; Metal roof
• Exterior features: Chain link fencing; Property has a view

Interior

• Bedrooms: 3 bedrooms
• Flooring: No flooring specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace with brick surround; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $136k (9.2% below list).
• Recommended offer: $136k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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+, 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: Saint Elmo Elementary School (math 22% / reading 42%, grade F, #331 of 627 statewide, top 57%, 412 students, 75% FRL); Theodore High School (math 10% / reading 12%, grade F, #247 of 305 statewide, top 81%, 1,280 students, 60% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 82 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 $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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,166 (9.2% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $313,973
• List price: $150,000
• Delta: -52.23%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8375 South Wind Dr N	0.21mi	3/2.0	1,852 (-1%)	11mo	$373,900	$202	79

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-14,823
• Equity at exit: $22,365

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-827
• Equity at exit: $12,969

Cash invested: $42,000 (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 36544

• Home prices YoY: -17.6%
• Active inventory: 82
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $150

Break-even live

Break-even rent $1,172

Max offer price $150,000

Occupancy floor 84%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   price $150,000 Active 26 DOM
2. 2026-06-18
   days on market $189,209 Active 26 DOM
3. 2026-06-17
   days on market $189,209 Active 25 DOM
4. 2026-06-16
   days on market $189,209 Active 24 DOM
5. 2026-06-15
   days on market $189,209 Active 23 DOM
6. 2026-06-14
   days on market $189,209 Active 21 DOM
7. 2026-06-13
   days on market $189,209 Active 20 DOM
8. 2026-06-10
   days on market $189,209 Active 18 DOM
9. 2026-06-09
   days on market $189,209 Active 17 DOM
10. 2026-06-08
    days on market $189,209 Active 16 DOM
11. 2026-06-07
    days on market $189,209 Active 15 DOM
12. 2026-06-05
    days on market $189,209 Active 12 DOM
13. 2026-06-03
    days on market $189,209 Active 11 DOM
14. 2026-06-02
    days on market $189,209 Active 10 DOM
15. 2026-06-01
    days on market $189,209 Active 9 DOM
16. 2026-05-31
    days on market $189,209 Active 8 DOM
17. 2026-05-30
    days on market $189,209 Active 7 DOM
18. 2026-05-10
    status Pending 485-char remark
19. 2026-05-06
    price $189,209 485-char remark
20. 2026-05-06
    price $189,000 485-char remark
21. 2026-05-05
    listed $150,000 Active 485-char remark

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $923 · $77/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 22 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: $16,340
• − Mortgage interest: −$8,402
• − Property taxes: −$923
• − Insurance: −$750
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$4,364
• Taxable loss: −$714
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $1,967/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

• City population: 14,550
• Population (ZIP): 10,800

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 (79%)
• Race & ethnicity: White 79% Asian 8% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Serbian 1% Italian 1%
• Foreign-born: 7% · Vietnam, Canada
• Languages at home: 90% English-only · Vietnamese 6% Other Asian/Pacific 2% Spanish 2%

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: ▼ -44.84%
• Current HPI: 210.5625
• Rent YoY: —
• Metro: —
• 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

+26.1% since first listed

5 events — show timeline

• 2026-05-28 Relisted — GCMLS AL
• 2026-05-10 Pending — GCMLS AL
• 2026-05-06 Price Changed $189,209 GCMLS AL
• 2026-05-06 Price Changed $189,000 GCMLS AL
• 2026-05-05 Listed $150,000 GCMLS AL

Property tax history

+2.8%/yr

Latest (2025): $923 · +4.7% YoY. Source: county tax records.