9909 Thresher Ct · Tillmans Corner, AL 36695

$245,265

4 bd · 2.0 ba · 1,383 sqft · SingleFamily public records · 19 Days on market

Built 2009 9,321 sqft lot $177/sqft · 11% below area Est $275k · 11% under $25/mo HOA · 1% of rent

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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 +14.3/30.0
• ARV discount +12.4/15.0
• DSCR +4.3/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this former model home with all the extras. This home has laminate wood floors in two bedrooms and living area, new carpet in guest bedroom, and tile in wet areas. The open living area has high ceilings, fireplace, and lots of natural light. The kitchen has granite countertops, stainless appliances, built in microwave, pantry, chandelier, and eat in dining space. The master suite has a trey ceiling, wood floors, garden tub, seperate shower, walk in closet, and has its own entrance to the covered patio. The guest rooms have designer colors, one has a walk in closet and chandelier, the other has new carpet and a ceiling fan. The backyard is perfectly flat with a privacy fence, covered back porch, with plenty of space. Home has an alarm system, existing survey, and hurricane window covers. Home qualifies for USDA financing and is in walking distance to Dawes Intermediate and Hutchens Elementary

Key facts

• Soaking tub
• Private patio
• Corner lot

Tags

• CORNER LOT
• NEWLY LANDSCAPED FRONT YARD
• WOOD-BURNING FIREPLACE
• PRIVATE PATIO
• SOAKING TUB
• SEPARATE WALK-IN SHOWER

Property features AI

Finance

• HOA & community: Community association with an annual fee of $300

Exterior

• Parking: 2 total parking spaces; 2-car garage; Driveway; Garage faces front
• Utilities: Cable available; Electricity available (110V; 220V in garage); Phone available; Public sewer; Water available; Underground utilities
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Built in 2009; Slab foundation; Shingle roof
• Exterior features: Private yard; Exterior lighting; Back yard fencing; Wood privacy fence; View from the property

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Range hood; Refrigerator; Breakfast room; Stained cabinets; Eat-in kitchen; Pantry; Stone counters; Open view to family room
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: High 10-foot ceilings on the upper level; Tray ceilings; Walk-in closets; Stone fireplace in the family room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $45 ($537/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 $191k (21.9% below list).
• Recommended offer: $191k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Tillmans Corner — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Dawes Intermediate School (math 38% / reading 70%, grade C, #96 of 627 statewide, top 16%, 584 students, 30% FRL); Bernice J Causey Middle School (math 17% / reading 51%, grade F, #98 of 257 statewide, top 38%, 1,418 students, 53% FRL); Baker High School (math 25% / reading 28%, grade F, #107 of 305 statewide, top 36%, 2,491 students, 42% FRL) — zoned schools average 41% FRL vs 67% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.4%/yr); 557 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 30% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $7k 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 19 days — a 2% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $152k; list at $245k implies a 61% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,431 (21.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (median comp): $275,335
• List price: $245,265
• Delta: -10.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9669 Spring Meadow Dr S	0.35mi	3/2.0 (-1)	1,388 (+0%)	7mo	$230,000	$166	72
9678 Estate Dr	0.32mi	3/2.0 (-1)	1,398 (+1%)	8mo	$219,000	$157	71
9650 Scott Dairy Loop Rd S	0.42mi	3/1.5 (-1)	1,385 (+0%)	3mo	$150,000	$108	70
4285 Alden Cir E	0.06mi	3/2.0 (-1)	1,525 (+10%)	6mo	$267,900	$176	70
4253 Alden Cir E	0.06mi	3/2.0 (-1)	1,525 (+10%)	8mo	$271,088	$178	68
9641 Spring Meadow Dr N	0.42mi	4/2.0	1,497 (+8%)	1mo	$277,000	$185	66
3411 Spring Meadow Dr E	0.50mi	3/2.0 (-1)	1,445 (+4%)	2mo	$235,000	$163	62
9652 Misty Leaf Dr N	0.36mi	3/2.0 (-1)	1,509 (+9%)	6mo	$239,500	$159	58
3461 Plantation Ct	0.27mi	3/2.0 (-1)	1,211 (-12%)	8mo	$202,000	$167	55
9581 Estate Dr	0.46mi	3/2.5 (-1)	1,269 (-8%)	4mo	$213,000	$168	54
9598 Estate Dr	0.44mi	3/2.0 (-1)	1,574 (+14%)	2mo	$242,500	$154	50
10123 N Scott Plantation Dr	0.71mi	3/2.0 (-1)	1,572 (+14%)	6mo	$264,000	$168	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-42,614
• Equity at exit: $36,570

10-year hold

• IRR: -16.5%
• Equity multiple: 0.19×
• Total profit: $-55,567
• Equity at exit: $21,206

Cash invested: $68,674 (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 36695

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 557
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$1,286
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$102
• HOA: −$25
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $45

Break-even live

Break-even rent $1,858

Max offer price $245,265

Occupancy floor 93%

Sensitivity live

Price	-10% $184	-5% $114	+0% $45	+5% $-25	+10% $-94
Rent	-10% $-106	-5% $-31	+0% $45	+5% $120	+10% $196
Rate	-1.0pp $168	-0.5pp $107	base $45	+0.5pp $-19	+1.0pp $-83

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: $61,316
• Closing costs: $7,358
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9310 Scott Dairy Loop Rd S Unit 4 Mobile, AL	3.0	2.0	1280	$1,450	$1.13	15d	1	0.90mi
9284 Hartsfield Way N Mobile, AL	3.0	2.0	1726	$1,750	$1.01	45d	1	0.93mi
2495 Arbordale Loop Mobile, AL	4.0	2.0	1791	$2,200	$1.23	45d	1	1.32mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 3 events

1. 2026-05-01
   listed $245,265 Active 2027-char remark
2. 2019-10-02
   soldstatus $152,000 916-char remark

   Show marketing remark (916 chars)

   Don't miss this former model home with all the extras. This home has laminate wood floors in two bedrooms and living area, new carpet in guest bedroom, and tile in wet areas. The open living area has high ceilings, fireplace, and lots of natural light. The kitchen has granite countertops, stainless appliances, built in microwave, pantry, chandelier, and eat in dining space. The master suite has a trey ceiling, wood floors, garden tub, seperate shower, walk in closet, and has its own entrance to the covered patio. The guest rooms have designer colors, one has a walk in closet and chandelier, the other has new carpet and a ceiling fan. The backyard is perfectly flat with a privacy fence, covered back porch, with plenty of space. Home has an alarm system, existing survey, and hurricane window covers. Home qualifies for USDA financing and is in walking distance to Dawes Intermediate and Hutchens Elementary

3. 2019-10-01
   soldstatus $152,000

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$356/yr (+$30/mo · 54.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 22 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: $22,972
• − Mortgage interest: −$13,739
• − Property taxes: −$650
• − Insurance: −$1,226
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$300
• − Depreciation: −$7,135
• Taxable loss: −$3,754
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $1,438/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): 52,690
• Household income: $76,040
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1619.0

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 (67%)
• Race & ethnicity: White 67% Black 23% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Arabic 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: ▼ -86.28%
• Current HPI: 193.1651
• Rent YoY: ▼ -0.41%
• 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

+61.4% since first listed

4 events — show timeline

• 2026-05-20 Pending — GCMLS AL
• 2026-05-01 Listed $245,265 GCMLS AL
• 2019-10-02 Sold (MLS) $152,000 GCMLS AL
• 2019-10-01 Sold (Public Records) $152,000 Public Records

Property tax history

+1.5%/yr

Latest (2019): $650 · +5.5% YoY. Source: county tax records.