6830 Hayfield Cir W · Tillmans Corner, AL 36582

$199,219

3 bd · 3.0 ba · 1,699 sqft · SingleFamily public records · 23 Days on market

Built 1990 1.00 ac lot Est $226k · 12% under

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Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +12.8/15.0
• DSCR +6.6/10.0
• 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

If you're in search of a spacious residence that features a mother-in-law suite tucked away at the back, set on a generous acre of land complete with a serene creek flowing at the rear, then this property is the ideal fit for you! This enchanting home is fully enclosed by a sturdy fence that encompasses the entire property, including the front yard, ensuring an added sense of security and privacy. You will appreciate the convenience of the electronic gate, which allows for easy access while maintaining a level of exclusivity. The backyard is a tranquil oasis, offering ample space for gatherings or relaxation, and it comes equipped with a large workshop and a carport, making it perfect for h

Key facts

• Electronic gate
• Mother-in-law suite
• Sturdy fence

Tags

• MOTHER-IN-LAW SUITE
• SERENE CREEK
• STURDY FENCE
• ELECTRONIC GATE
• LARGE WORKSHOP
• AMPLE SPACE

Property features AI

Finance

• Other: Property located in the Carol Plantation subdivision; No land lease; Property has a view

Exterior

• Parking: Total 4 parking spaces; 2-space carport; Covered parking; Detached parking; Driveway; Parking pad; Additional storage
• Utilities: Cable available; Electricity available (110V and 220V); Natural gas available; Phone available; Water available; Septic tank
• Home design: Single-family residential; Residential property; Built in 1990; Shingle roof; Slab foundation
• Exterior features: Yard lighting; Private yard; Exterior storage; Creek view; Outbuilding, second residence, and workshop on the property

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Beamed ceilings; Cathedral ceilings; High 10-ft ceilings; Walk-in closets; Open floorplan; Breakfast bar, stained cabinets, laminate counters, pantry, and view to family room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/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 $182k (8.6% below list).
• Recommended offer: $182k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Wc Griggs Elementary School (math 18% / reading 52%, grade F, #291 of 627 statewide, top 47%, 619 students, 77% FRL); Theodore High School (math 10% / reading 12%, grade F, #247 of 305 statewide, top 81%, 1,280 students, 60% FRL) — zoned schools at 68% 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 34% 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 $1k of loan paydown is wiped out by about $6k 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 23 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $182,071 (8.6% below list)

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: 0.91% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $225,967
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5188 Avalon Dr	0.20mi	3/2.0	1,683 (-1%)	11mo	$240,000	$143	76
5541 Gibson Rd	0.34mi	3/2.0	1,638 (-4%)	7mo	$238,000	$145	68
5167 Rudder Rd	0.28mi	3/2.0	1,539 (-9%)	2mo	$183,500	$119	66
6861 Somerset Ct	0.20mi	3/2.0	1,476 (-13%)	2mo	$185,000	$125	64
5133 Santos Dr W	0.74mi	3/2.0	1,690 (-0%)	5mo	$160,000	$95	57
5609 Aljon Dr	0.59mi	4/2.0 (+1)	1,679 (-1%)	6mo	$224,000	$133	56
6761 Somerset Dr	0.44mi	3/2.0	1,527 (-10%)	5mo	$214,000	$140	54
4931 Camelot Dr W	0.60mi	3/2.0	1,620 (-5%)	9mo	$201,000	$124	53
7130 Aljon Ct	0.68mi	3/1.5	1,630 (-4%)	7mo	$182,000	$112	50
6445 Fairoak Dr S	0.56mi	3/1.0	1,615 (-5%)	9mo	$180,000	$111	50
6600 King Arthur Dr	0.45mi	4/2.0 (+1)	1,484 (-13%)	9mo	$232,009	$156	42
5265 Travis Rd	0.65mi	4/2.5 (+1)	1,875 (+10%)	10mo	$290,000	$155	38

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-15,141
• Equity at exit: $29,704

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $8,606
• Equity at exit: $17,225

Cash invested: $55,781 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$1,045
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $271

Break-even live

Break-even rent $1,478

Max offer price $199,219

Occupancy floor 80%

Sensitivity live

Price	-10% $383	-5% $327	+0% $271	+5% $214	+10% $158
Rent	-10% $127	-5% $199	+0% $271	+5% $343	+10% $415
Rate	-1.0pp $371	-0.5pp $321	base $271	+0.5pp $219	+1.0pp $167

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: $49,805
• Closing costs: $5,977
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7411 Wigfield Rd Mobile, AL	3.0	2.0	1242	$1,650	$1.33	44d	1	1.00mi
5417 Quail Run E Theodore, AL	3.0	2.0	1242	$1,600	$1.29	22d	1	1.04mi

Listing history 18 events

1. 2026-06-18
   days on market $199,219 Active 23 DOM
2. 2026-06-17
   days on market $199,219 Active 22 DOM
3. 2026-06-16
   days on market $199,219 Active 21 DOM
4. 2026-06-15
   days on market $199,219 Active 20 DOM
5. 2026-06-14
   days on market $199,219 Active 18 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on market $199,219 Active 17 DOM
8. 2026-06-10
   days on market $224,900 Active 15 DOM
9. 2026-06-09
   days on market $224,900 Active 14 DOM
10. 2026-06-08
    days on market $224,900 Active 13 DOM
11. 2026-06-07
    days on market $224,900 Active 12 DOM
12. 2026-06-05
    days on market $224,900 Active 9 DOM
13. 2026-06-03
    days on market $224,900 Active 8 DOM
14. 2026-06-02
    days on market $224,900 Active 7 DOM
15. 2026-06-01
    days on market $224,900 Active 6 DOM
16. 2026-05-31
    days on market $224,900 Active 5 DOM
17. 2026-05-30
    days on market $224,900 Active 4 DOM
18. 2026-05-26
    listed $224,900 Active

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: +$338/yr (+$28/mo · 70.5%)

ⓘ 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 3/10 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: $21,849
• − Mortgage interest: −$11,159
• − Property taxes: −$479
• − Insurance: −$996
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$5,795
• Taxable loss: −$77
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $3,267/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

1 event — show timeline

• 2026-05-26 Listed $224,900 GCMLS AL

Property tax history

+6.3%/yr

Latest (2016): $479 · +13.0% YoY. Source: county tax records.