5950 Idlemoore Dr · Tillmans Corner, AL 36582

$169,500

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 9 Days on market

Built 1986 1.00 ac lot $136/sqft · 18% below area Est $206k · 18% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

Tucked away on a quiet cul-de-sac and surrounded by mature trees, this property offers a rare combination of privacy and convenience that’s hard to find in Mobile. Situated on a uniquely shaped lot that feels expansive and secluded, this home is perfect for anyone looking to enjoy a peaceful, wooded setting while still being just minutes from shopping, dining, and everyday essentials. Inside, you’ll find a functional layout with multiple living spaces, including a spacious living room and dining area. The home features three bedrooms, including a primary suite with its own private bath. Step outside and you’ll immediately notice what sets this property apart. The backyard

Key facts

• Quiet cul-de-sac
• Private bath
• Uniquely shaped lot

Tags

• QUIET CUL-DE-SAC
• MATURE TREES
• UNIQUELY SHAPED LOT
• MULTIPLE LIVING SPACES
• PRIVATE BATH
• BACKYARD SURROUNDED BY TREES

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Electricity available; Water available; Sewer available (septic tank)
• Home design: Single family residence; Residential property
• Construction: Shingle roof; Slab foundation
• Exterior features: Rain gutters; Back yard fencing; Fenced yard with wood and wrought iron sections; No pool or spa; Property has a view

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Other; Open view from kitchen into family room; No fireplace
• Laundry & utility: Washer/dryer hookup (electric water heater listed under appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $145 ($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 $167k (1.7% below list).
• Recommended offer: $167k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Nan Gray Davis Elementary School (math 12% / reading 37%, grade F, #424 of 627 statewide, top 68%, 491 students, 78% FRL); Theodore High School (math 10% / reading 12%, grade F, #247 of 305 statewide, top 81%, 1,280 students, 60% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 250 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 31% 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 $5k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,646 (1.7% 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: 0.98% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $206,416
• List price: $169,500
• Delta: -17.88%
• 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
7665 Oakmont Dr E	0.54mi	3/2.0	1,205 (-3%)	1mo	$228,900	$190	69
7729 Oakmont Dr N	0.62mi	3/2.0	1,205 (-3%)	1mo	$225,900	$187	65
7777 Oakmont Dr	0.65mi	3/2.0	1,205 (-3%)	0mo	$228,900	$190	64
7739 Oakmont Dr N	0.63mi	3/2.0	1,205 (-3%)	3mo	$225,900	$187	64
7778 Oakmont Dr N	0.65mi	3/2.0	1,205 (-3%)	3mo	$225,900	$187	62
7709 Oakmont Dr N	0.61mi	3/2.0	1,205 (-3%)	6mo	$225,900	$187	62
6311 Oakland Ct	0.69mi	3/2.0	1,205 (-3%)	3mo	$228,900	$190	61
7856 Monterey Dr	0.74mi	3/2.0	1,205 (-3%)	1mo	$225,900	$187	60
6312 Oakland Ct	0.69mi	3/2.0	1,205 (-3%)	5mo	$228,900	$190	59
7786 Monterey Dr	0.68mi	3/2.0	1,205 (-3%)	8mo	$225,900	$187	56
7836 Monterey Dr	0.72mi	3/2.0	1,205 (-3%)	6mo	$225,900	$187	56
7868 Oakmont Dr N	0.72mi	3/2.0	1,205 (-3%)	7mo	$228,900	$190	56

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-18,198
• Equity at exit: $25,273

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,842
• Equity at exit: $14,655

Cash invested: $47,460 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $145

Break-even live

Break-even rent $1,483

Max offer price $169,500

Occupancy floor 86%

Sensitivity live

Price	-10% $262	-5% $204	+0% $145	+5% $87	+10% $28
Rent	-10% $13	-5% $79	+0% $145	+5% $211	+10% $277
Rate	-1.0pp $230	-0.5pp $188	base $145	+0.5pp $101	+1.0pp $57

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: $42,375
• Closing costs: $5,085
• 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	44d	1	0.36mi

Listing history 4 events

1. 2026-05-11
   status Pending 1431-char remark
2. 2026-05-06
   status Active 1431-char remark
3. 2026-05-04
   historical Active Under Contract 1431-char remark
4. 2026-05-02
   listed $169,500 Active 1431-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 20 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: $19,998
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$4,931
• Taxable loss: −$1,018
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $1,986/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

4 events — show timeline

• 2026-05-11 Pending — GCMLS AL
• 2026-05-06 Relisted — GCMLS AL
• 2026-05-04 Contingent — GCMLS AL
• 2026-05-02 Listed $169,500 GCMLS AL

Property tax history

+1.2%/yr

Latest (2025): $285 · -0.3% YoY. Source: county tax records.