5734 Pheasant Ct · Tillmans Corner, AL 36582

$174,900

3 bd · 2.0 ba · 1,143 sqft · SingleFamily public records · 95 Days on market

Built 1983 0.28 ac lot $153/sqft · 6% below area Est $187k · 6% 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 +19.9/30.0
• ARV discount +10.4/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• 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

*Open House, Saturday May 2, 1-3pm* Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

Key facts

• Fresh lvp flooring
• Quiet cul-de-sac
• Undermount sink

Tags

• QUIET CUL-DE-SAC
• FRESH LVP FLOORING
• NEW CABINETS
• NEW QUARTZ COUNTERTOPS
• UNDERMOUNT SINK
• NEW ELECTRICAL FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $212 ($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 $164k (6.3% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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+, schools F, amenities 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.
• 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 30% 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 95 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $175k implies a 67% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $186,940
• List price: $174,900
• Delta: -5.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 Springer Ct	0.26mi	3/2.0	1,115 (-2%)	1mo	$96,250	$86	83
5560 Springer Ct	0.30mi	3/2.0	1,134 (-1%)	5mo	$185,000	$163	81
6224 Quail Run S	0.07mi	3/2.0	1,216 (+6%)	16mo	$178,000	$146	73
5623 Plantation Oaks Dr	0.13mi	3/2.0	1,283 (+12%)	9mo	$151,000	$118	66
5632 Quail Run W	0.12mi	3/2.0	1,258 (+10%)	21mo	$166,000	$132	60
6270 Rester Rd	0.62mi	3/2.0	1,100 (-4%)	11mo	$112,000	$102	56
5658 Quail Run W	0.09mi	3/2.0	1,295 (+13%)	23mo	$177,500	$137	55
5503 Quail Run E	0.42mi	3/2.0	1,244 (+9%)	18mo	$174,000	$140	51
5432 Quail Run E	0.47mi	3/2.0	1,292 (+13%)	12mo	$175,000	$135	46
5433 Quail Run E	0.51mi	3/2.0	1,292 (+13%)	16mo	$174,900	$135	41

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-14,914
• Equity at exit: $26,078

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $4,157
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $212

Break-even live

Break-even rent $1,371

Max offer price $174,900

Occupancy floor 82%

Sensitivity live

Price	-10% $311	-5% $261	+0% $212	+5% $162	+10% $113
Rent	-10% $82	-5% $147	+0% $212	+5% $276	+10% $341
Rate	-1.0pp $300	-0.5pp $256	base $212	+0.5pp $166	+1.0pp $120

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5417 Quail Run E Theodore, AL	3.0	2.0	1242	$1,600	$1.29	22d	1	0.52mi

Listing history 29 events

1. 2026-06-21
   pricedays on market $174,900 Active 95 DOM
2. 2026-06-18
   days on market $176,900 Active 92 DOM
3. 2026-06-17
   days on market $176,900 Active 91 DOM
4. 2026-06-16
   days on market $176,900 Active 90 DOM
5. 2026-06-15
   days on market $176,900 Active 89 DOM
6. 2026-06-14
   days on market $176,900 Active 87 DOM
7. 2026-06-13
   days on market $176,900 Active 86 DOM
8. 2026-06-10
   days on market $176,900 Active 84 DOM
9. 2026-06-09
   days on market $176,900 Active 83 DOM
10. 2026-06-09
    price $176,900 Active 82 DOM
11. 2026-06-08
    days on market $179,900 Active 82 DOM
12. 2026-06-07
    days on market $179,900 Active 81 DOM
13. 2026-06-05
    days on market $179,900 Active 78 DOM
14. 2026-06-03
    days on market $179,900 Active 77 DOM
15. 2026-06-02
    days on market $179,900 Active 76 DOM
16. 2026-06-01
    days on market $179,900 Active 75 DOM
17. 2026-05-31
    days on market $179,900 Active 74 DOM
18. 2026-05-30
    days on market $179,900 Active 73 DOM
19. 2026-05-07
    price $179,900 781-char remark

    Show marketing remark (784 chars)

    * Open House, Saturday May 2, 1-3pm * Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

20. 2026-05-07
    price $179,900 784-char remark

    Show marketing remark (784 chars)

    * Open House, Saturday May 2, 1-3pm * Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

21. 2026-04-20
    price $184,900 781-char remark

    Show marketing remark (784 chars)

    * Open House, Saturday May 2, 1-3pm * Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

22. 2026-04-20
    price $184,900 784-char remark

    Show marketing remark (784 chars)

    * Open House, Saturday May 2, 1-3pm * Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

23. 2026-04-07
    price $198,999 781-char remark

    Show marketing remark (784 chars)

    * Open House, Saturday May 2, 1-3pm * Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

24. 2026-04-07
    price $198,999 784-char remark

    Show marketing remark (784 chars)

    * Open House, Saturday May 2, 1-3pm * Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

25. 2026-03-30
    price $199,999 781-char remark

    Show marketing remark (784 chars)

    * Open House, Saturday May 2, 1-3pm * Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

26. 2026-03-30
    price $199,999 784-char remark

    Show marketing remark (784 chars)

    * Open House, Saturday May 2, 1-3pm * Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

27. 2026-03-19
    listed $209,000 Active 781-char remark

    Show marketing remark (781 chars)

    *Open House, Saturday May 2, 1-3pm* Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

28. 2026-03-18
    listed $209,000 Active 784-char remark

    Show marketing remark (784 chars)

    * Open House, Saturday May 2, 1-3pm * Located on a quiet cul-de-sac, welcome to 5734 Pheasant Court, a fully updated 3-bedroom, 2-bath home. Inside, you'll find fresh LVP flooring throughout, premium paint throughout, and a kitchen with new cabinets, new quartz countertops, and an undermount sink. The home boasts all new electrical and plumbing fixtures, along with stylish new door hardware and bathroom accessories. Safety is ensured with new smoke detectors and a new deck and mailbox to complete the exterior. Come see these thoughtful upgrades today! The seller is motivated and ready to make a deal! Per FHA guidelines, the 90-day flip rule applies. As such, we will be able to accept FHA offers beginning April 27, 2026. Buyer to verify all information during due diligence.

29. 2026-01-30
    soldstatus $105,000

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,667
• − Mortgage interest: −$9,797
• − Property taxes: −$1,116
• − Insurance: −$874
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$5,088
• Taxable loss: −$356
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,625/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

+71.3% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $179,900 GCMLS AL
• 2026-05-07 Price Changed $179,900 BCAR
• 2026-04-20 Price Changed $184,900 GCMLS AL
• 2026-04-20 Price Changed $184,900 BCAR
• 2026-04-07 Price Changed $198,999 GCMLS AL
• 2026-04-07 Price Changed $198,999 BCAR
• 2026-03-30 Price Changed $199,999 GCMLS AL
• 2026-03-30 Price Changed $199,999 BCAR
• 2026-03-19 Listed $209,000 GCMLS AL
• 2026-03-18 Listed $209,000 BCAR
• 2026-01-30 Sold (Public Records) $105,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,116 · +0.9% YoY. Source: county tax records.