8825 Hunters Pointe Dr S · Tillmans Corner, AL 36582

$125,000

3 bd · 2.0 ba · 1,900 sqft · Other · 29 Days on market

Built 1995 0.69 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

Large manufactured home in Hunter’s Pointe Subdivision ready for your renovation. This home has 3 bedrooms and two bathroom, living room with vaulted ceiling, kitchen has room for breakfast table, One room in front could be office or extra bedroom with closet addition. detached storage shed. This property will be sold in its current as is condition and the personal property currently located inside the home and shed will not be removed by the seller prior to closing. The buyer/selling agent should verify the lot size, utility availability, and living area of the manufactured home prior to making offer. The seller will not turn on utilities for inspection. This home maybe subject to right of redemption as per Alabama Law.

Key facts

• 0.69 acre lot
• Built 1995
• Listed 29 days

Property features AI

Finance

• Other: Located in Hunters Pointe subdivision

Exterior

• Parking: No dedicated parking listed
• Utilities: Cable available; Electricity available; Water available; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Built in 1995; Shingle roof; Pillar/Post/Pier foundation; Other construction materials
• Exterior features: Shed on property; View

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Theodore High School (math 10% / reading 12%, grade F, #247 of 305 statewide, top 81%, 1,280 students, 60% FRL).
• Zoned-school proficiency averages 11% at this address vs 27% district-wide (-16 pts) — the specific schools serving this property underperform the Mobile County average; the district grade overstates school quality for this exact location.
• 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 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $125k implies a 303% 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 $123,125 (1.5% 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: 1.38% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $17,605
• Equity at exit: $18,638

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $63,986
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$57 /mo · $690/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $595

Break-even live

Break-even rent $968

Max offer price $125,000

Occupancy floor 60%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	13d	1	0.92mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 29 DOM
2. 2026-06-17
   days on market $125,000 Active 28 DOM
3. 2026-06-16
   days on market $125,000 Active 27 DOM
4. 2026-06-15
   days on market $125,000 Active 26 DOM
5. 2026-06-14
   days on market $125,000 Active 24 DOM
6. 2026-06-13
   days on market $125,000 Active 23 DOM
7. 2026-06-10
   days on market $125,000 Active 21 DOM
8. 2026-06-09
   days on market $125,000 Active 20 DOM
9. 2026-06-08
   days on market $125,000 Active 19 DOM
10. 2026-06-07
    days on market $125,000 Active 18 DOM
11. 2026-06-05
    days on market $125,000 Active 15 DOM
12. 2026-06-03
    days on market $125,000 Active 14 DOM
13. 2026-06-02
    days on market $125,000 Active 13 DOM
14. 2026-06-01
    days on market $125,000 Active 12 DOM
15. 2026-05-31
    days on market $125,000 Active 11 DOM
16. 2026-05-30
    days on market $125,000 Active 10 DOM
17. 2026-05-20
    listed $125,000 Active
18. 2021-04-29
    soldstatus $31,000 742-char remark

    Show marketing remark (742 chars)

    Large manufactured home in Hunter’s Pointe Subdivision ready for your renovation. This home has 3 bedrooms and two bathroom, living room with vaulted ceiling, kitchen has room for breakfast table, One room in front could be office or extra bedroom with closet addition. detached storage shed. This property will be sold in its current as is condition and the personal property currently located inside the home and shed will not be removed by the seller prior to closing. The buyer/selling agent should verify the lot size, utility availability, and living area of the manufactured home prior to making offer. The seller will not turn on utilities for inspection. This home maybe subject to right of redemption as per Alabama Law.

ⓘ 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: $690 · $57/mo
• Projected year-2 tax: $690 · $57/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 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: $20,659
• − Mortgage interest: −$7,002
• − Property taxes: −$690
• − Insurance: −$625
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$3,636
• Taxable income: $5,401
• Est. tax owed @ 24.0%: −$1,296
• After-tax cash flow: $5,844/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

+303.2% since first listed

2 events — show timeline

• 2026-05-20 Listed $125,000 GCMLS AL
• 2021-04-29 Sold (MLS) $31,000 GCMLS AL

Property tax history

+16.5%/yr

Latest (2025): $690 · +56.6% YoY. Source: county tax records.