6885 Fair Meadow Dr · Tillmans Corner, AL 36582

$89,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 1 Days on market

Built 1983 0.53 ac lot Est $170k · 47% under ↓ 20% since listing

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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

Investor Special – $89,900! Great opportunity for investors, flippers, or buyers looking to build equity with this 3-bedroom, 2-bath home full of potential. Spacious layout with solid bones and plenty of room to add value through updates and renovations. Ideal for fix-and-flip, rental income, or owner-occupant renovation project. Property needs repairs and is priced to sell accordingly. Sold as-is. Don’t miss this value-add opportunity!

Key facts

• 0.53 acre lot
• 2 parking spots
• Built 1983

Property features AI

Exterior

• Parking: Driveway; Parking for 2 vehicles
• Utilities: Public sewer; No electric specified; No other utilities specified
• Home design: Single family residence; Residential property
• Construction: Brick 4 sides construction; Shingle roof; Built in 1983; Slab foundation
• Exterior features: Other exterior features; Chain link fencing; Outbuilding; Has a view

Interior

• Kitchen: Kitchen with cabinets
• Bedrooms: 3 bedrooms
• Flooring: No flooring specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; No cooling
• Interior features: Other interior features; No fireplace; No basement; Kitchen cabinets (other)
• Laundry & utility: No utilities listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 16.5% 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: Pearl Haskew Elementary (math 22% / reading 47%, grade F, #296 of 627 statewide, top 49%, 502 students, 68% FRL); Theodore High School (math 10% / reading 12%, grade F, #247 of 305 statewide, top 81%, 1,280 students, 60% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 250 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 32% 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $89,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.93% ✓
• Cap rate: 16.46%
• Cash-on-cash: 36.29%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $169,776
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6885 Fair Meadow Dr	0.00mi	3/2.0	1,296 (0%)	0mo	$95,000	$73	100
6920 Fair Meadow Dr	0.04mi	3/2.0	1,426 (+10%)	1mo	$195,000	$137	81
8055 Sylvan Way	0.09mi	3/2.0	1,421 (+10%)	9mo	$175,000	$123	73
8230 Old Pascagoula Rd	0.57mi	3/1.5	1,296 (0%)	4mo	$170,000	$131	68
8020 Oak Bend Dr	0.04mi	4/2.0 (+1)	1,461 (+13%)	6mo	$203,000	$139	66
8251 Grand Oaks Dr	0.38mi	3/2.0	1,440 (+11%)	1mo	$219,000	$152	63
6900 Red Lane Cir	0.50mi	3/1.5	1,224 (-6%)	7mo	$156,000	$127	60
8461 Lake Tahoe Dr	0.71mi	3/2.0	1,269 (-2%)	5mo	$90,000	$71	59
8309 Lake Helen Dr N	0.70mi	3/2.0	1,302 (+0%)	18mo	$182,500	$140	51
6851 Red Lane Cir	0.46mi	3/1.5	1,437 (+11%)	19mo	$105,000	$73	42

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: 32.1%
• Equity multiple: 2.35×
• Total profit: $33,940
• Equity at exit: $13,404

10-year hold

• IRR: 39.1%
• Equity multiple: 4.66×
• Total profit: $92,068
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $761

Break-even live

Break-even rent $772

Max offer price $89,900

Occupancy floor 51%

Sensitivity live

Price	-10% $812	-5% $787	+0% $761	+5% $736	+10% $710
Rent	-10% $624	-5% $693	+0% $761	+5% $830	+10% $898
Rate	-1.0pp $807	-0.5pp $784	base $761	+0.5pp $738	+1.0pp $714

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8216 Old Pascagoula Rd Theodore, AL	3.0	2.0	1630	$1,600	$0.98	14d	1	0.51mi
8535 Clement Poiroux Ln Irvington, AL	3.0	1.0	1164	$1,100	$0.95	44d	1	1.41mi

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-05-11
   listed $89,900 Active
3. 2014-05-23
   soldstatus $112,500

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,208 · $101/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,823
• − Mortgage interest: −$5,036
• − Property taxes: −$1,208
• − Insurance: −$450
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$2,615
• Taxable income: $8,183
• Est. tax owed @ 24.0%: −$1,964
• After-tax cash flow: $7,172/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

-20.1% since first listed

3 events — show timeline

• 2026-05-12 Pending — GCMLS AL
• 2026-05-11 Listed $89,900 GCMLS AL
• 2014-05-23 Sold (Public Records) $112,500 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,208 · +4.3% YoY. Source: county tax records.