5505 Mcdonald Rd · Tillmans Corner, AL 36582

$179,194

4 bd · 2.0 ba · 1,631 sqft · SingleFamily public records · 63 Days on market

Built 1975 0.29 ac lot Est $223k · 20% under

---

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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• 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 MLS

Well maintained brick beauty. 4/3 w/ open floor plan split, perfect for Inlaw. Ceramic tile in kitchen & baths. 12x20 covered porch. All appliances convey incl fridge, washer, dryer & new range. Workshop 11x16 w/ attached dbl carport. New roof 2008. Fenced. All furnishings convey. USDA eligible for 100% financing.

Key facts

• Large living area
• Formal dining room
• Large breakfast bar

Tags

• SPACIOUS ENTRY CLOSET
• BRIGHT OPEN FLOOR PLAN
• LARGE LIVING AREA
• BRICK HEARTH FIREPLACE
• LARGE BREAKFAST BAR
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Phone available; Sewer available (septic tank); Water available
• Home design: Single-family residence; Residential property; Built in 1975; Shingle roof
• Construction: Brick (four sides) construction; No listed foundation details
• Exterior features: Garden; Exterior lighting; Outdoor storage (shed); Fenced backyard with privacy wood fencing; View

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Double vanity; Fireplace (brick surround) with wood-burning stove in living room; Bay windows; Breakfast bar, white cabinets, eat-in kitchen with view to family room; Separate dining room; Double master bedroom
• Laundry & utility: 220-volt electric service (suitable for large appliances)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/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 $173k (3.2% below list).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.1% 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: 253 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 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 $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

• It's been on market 63 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $179k implies a 57% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,442 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $223,447
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8561 Lincoln Downs Dr E	0.15mi	3/2.0 (-1)	1,692 (+4%)	1mo	$232,000	$137	81
5470 Robert Jefferson Dr E	0.11mi	3/2.5 (-1)	1,760 (+8%)	7mo	$144,000	$82	69
8475 Holloway Dr N	0.21mi	4/2.0	1,800 (+10%)	19mo	$155,000	$86	57
8179 Cheyenne St S	0.64mi	3/2.0 (-1)	1,713 (+5%)	2mo	$200,000	$117	55
5160 Cheyenne St W	0.55mi	3/2.0 (-1)	1,718 (+5%)	12mo	$247,000	$144	51
5380 Ruger Ct	0.54mi	3/2.5 (-1)	1,593 (-2%)	17mo	$205,000	$129	50
8189 Cheyenne St S	0.63mi	3/2.0 (-1)	1,480 (-9%)	4mo	$241,800	$163	47
5199 Cheyenne Ct	0.51mi	3/2.0 (-1)	1,480 (-9%)	12mo	$240,000	$162	46
8017 Beretta Dr	0.65mi	4/2.0	1,875 (+15%)	19mo	$275,000	$147	29

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-9,762
• Equity at exit: $26,718

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $16,097
• Equity at exit: $15,493

Cash invested: $50,174 (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: 253
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$940
• Tax from tax record: −$51 /mo · $618/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $304

Break-even live

Break-even rent $1,349

Max offer price $179,194

Occupancy floor 77%

Sensitivity live

Price	-10% $405	-5% $355	+0% $304	+5% $253	+10% $202
Rent	-10% $167	-5% $235	+0% $304	+5% $372	+10% $441
Rate	-1.0pp $394	-0.5pp $349	base $304	+0.5pp $257	+1.0pp $210

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: $44,798
• Closing costs: $5,376
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4734 Clarendon Dr Mobile, AL	3.0	1.0	1168	$1,195	$1.02	45d	1	1.23mi

Listing history 12 events

1. 2026-05-31
   status $179,194 Pending 63 DOM
2. 2026-05-30
   days on market $179,194 Active 63 DOM
3. 2026-04-22
   status Pending
4. 2026-04-10
   price $179,194
5. 2026-03-23
   status Active
6. 2026-03-16
   status Pending
7. 2026-02-28
   price $189,209
8. 2026-02-13
   listed $195,000 Active
9. 2019-05-09
   soldstatus $114,136
10. 2015-02-12
    soldstatus $86,701
11. 2015-01-19
    soldstatus $86,000 327-char remark

    Show marketing remark (327 chars)

    Well maintained brick beauty. 4/3 w/ open floor plan split, perfect for Inlaw. Ceramic tile in kitchen & baths. 12x20 covered porch. All appliances convey incl fridge, washer, dryer & new range. Workshop 11x16 w/ attached dbl carport. New roof 2008. Fenced. All furnishings convey. USDA eligible for 100% financing.

12. 2014-06-17
    listed $87,000 327-char remark

    Show marketing remark (327 chars)

    Well maintained brick beauty. 4/3 w/ open floor plan split, perfect for Inlaw. Ceramic tile in kitchen & baths. 12x20 covered porch. All appliances convey incl fridge, washer, dryer & new range. Workshop 11x16 w/ attached dbl carport. New roof 2008. Fenced. All furnishings convey. USDA eligible for 100% financing.

ⓘ 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: $618 · $51/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$117/yr (+$10/mo · 18.9%)

ⓘ 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 6/10 Major
• 🌡 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: $20,806
• − Mortgage interest: −$10,038
• − Property taxes: −$618
• − Insurance: −$896
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$5,213
• Taxable income: $713
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $3,476/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

+106.0% since first listed

10 events — show timeline

• 2026-04-22 Pending — GCMLS AL
• 2026-04-10 Price Changed $179,194 GCMLS AL
• 2026-03-23 Relisted — GCMLS AL
• 2026-03-16 Pending — GCMLS AL
• 2026-02-28 Price Changed $189,209 GCMLS AL
• 2026-02-13 Listed $195,000 GCMLS AL
• 2019-05-09 Sold (Public Records) $114,136 Public Records
• 2015-02-12 Sold (Public Records) $86,701 Public Records
• 2015-01-19 Sold (MLS) $86,000 BCAR
• 2014-06-17 Listed $87,000 BCAR

Property tax history

-3.2%/yr

Latest (2025): $618 · +4.9% YoY. Source: county tax records.