6820 Rester Rd · Tillmans Corner, AL 36582

$135,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 28 Days on market

Built 1986 1.93 ac lot Est $131k · at est.

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +6.0/15.0
• 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

Welcome to 6820 Rester Road. 3 bedrooms 1 bath home in need of a new owner. Covered Carport and laundry room is outside under carport. Please call your favorite Realtor today for a personal tour. Subject to the Alabama One Year Right of Redemption. Expires 10/18/2024 Buyer (1) agrees, acknowledges and accepts the property subject to those redemption rights, (2) releases and discharges owner from any and all claims, causes of actions and liabilities of every sort of kind whatsoever which buyer ever had, now has or can, will or may have against seller arising out of or relating to the redemption rights, and (3) indemnifies and holds seller harmless due to any monetary loss or other damage incurred by buyer arising out or of relating to the redemption rights.”

Key facts

• Covered carport
• Level acreage
• Expansive acres

Tags

• DUAL-STRUCTURE INCOME PROPERTY
• EXPANSIVE ACRES
• DETACHED 3-CAR GARAGE
• COVERED CARPORT
• EXTERIOR LAUNDRY ROOM
• LEVEL ACREAGE

Property features AI

Finance

• HOA & community: No community amenities; No transfer fees

Exterior

• Parking: Carport parking for 4 (covered spaces: 4); Total parking for 5 vehicles; Multiple carport configurations including three-car and single carport options
• Utilities: Utilities: see remarks; Electric cooling; Central heating
• Home design: Resale single-story home; Handicap accessible
• Construction: Vinyl siding; Pillar/post/pier foundation; Built and measured by agent
• Exterior features: Composition roof; Has a view; Lot roughly 1–3 acres; No waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom with walk-in closet
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Ceiling fans; Additional rooms (see remarks)
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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+, 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; 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 $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.
• Current owner paid $73k; list at $135k implies a 85% 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; moderate 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 $132,975 (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: 1.35% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.20%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $130,572
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6827 Rester Rd	0.07mi	3/1.0	1,248 (+12%)	12mo	$41,700	$33	67
5711 Aljon Dr	0.53mi	3/1.5	1,040 (-7%)	13mo	$122,100	$117	52
5988 Idlemore Ct	0.70mi	3/2.0	1,242 (+11%)	10mo	$90,000	$72	36
7272 Old Pascagoula Rd	0.66mi	3/2.0	1,242 (+11%)	17mo	$200,000	$161	32

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $16,619
• Equity at exit: $20,129

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $63,948
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $605

Break-even live

Break-even rent $1,057

Max offer price $135,000

Occupancy floor 62%

Sensitivity live

Price	-10% $681	-5% $643	+0% $605	+5% $567	+10% $528
Rent	-10% $461	-5% $533	+0% $605	+5% $677	+10% $749
Rate	-1.0pp $673	-0.5pp $639	base $605	+0.5pp $570	+1.0pp $534

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: $33,750
• Closing costs: $4,050
• 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	45d	1	0.95mi
5417 Quail Run E Theodore, AL	3.0	2.0	1242	$1,600	$1.29	22d	1	1.35mi

Listing history 24 events

1. 2026-06-18
   days on market $135,000 Active 28 DOM
2. 2026-06-17
   days on market $135,000 Active 27 DOM
3. 2026-06-16
   days on market $135,000 Active 26 DOM
4. 2026-06-15
   days on market $135,000 Active 25 DOM
5. 2026-06-14
   days on market $135,000 Active 23 DOM
6. 2026-06-13
   days on market $135,000 Active 22 DOM
7. 2026-06-10
   days on market $135,000 Active 20 DOM
8. 2026-06-09
   days on market $135,000 Active 19 DOM
9. 2026-06-08
   days on market $135,000 Active 18 DOM
10. 2026-06-07
    days on market $135,000 Active 17 DOM
11. 2026-06-05
    days on market $135,000 Active 14 DOM
12. 2026-06-03
    days on market $135,000 Active 13 DOM
13. 2026-06-02
    days on market $135,000 Active 12 DOM
14. 2026-06-01
    days on market $135,000 Active 11 DOM
15. 2026-05-31
    days on market $135,000 Active 10 DOM
16. 2026-05-30
    days on market $135,000 Active 9 DOM
17. 2026-05-21
    listed $135,000 Active
18. 2025-07-17
    price $150,000
19. 2025-06-06
    listed $160,000 Active
20. 2024-03-29
    soldstatus $73,000 Closed 779-char remark

    Show marketing remark (779 chars)

    Welcome to 6820 Rester Road. 3 bedrooms 1 bath home in need of a new owner. Covered Carport and laundry room is outside under carport. Please call your favorite Realtor today for a personal tour. Subject to the Alabama One Year Right of Redemption. Expires 10/18/2024 Buyer (1) agrees, acknowledges and accepts the property subject to those redemption rights, (2) releases and discharges owner from any and all claims, causes of actions and liabilities of every sort of kind whatsoever which buyer ever had, now has or can, will or may have against seller arising out of or relating to the redemption rights, and (3) indemnifies and holds seller harmless due to any monetary loss or other damage incurred by buyer arising out or of relating to the redemption rights.”

21. 2024-02-28
    status Pending 779-char remark

    Show marketing remark (779 chars)

    Welcome to 6820 Rester Road. 3 bedrooms 1 bath home in need of a new owner. Covered Carport and laundry room is outside under carport. Please call your favorite Realtor today for a personal tour. Subject to the Alabama One Year Right of Redemption. Expires 10/18/2024 Buyer (1) agrees, acknowledges and accepts the property subject to those redemption rights, (2) releases and discharges owner from any and all claims, causes of actions and liabilities of every sort of kind whatsoever which buyer ever had, now has or can, will or may have against seller arising out of or relating to the redemption rights, and (3) indemnifies and holds seller harmless due to any monetary loss or other damage incurred by buyer arising out or of relating to the redemption rights.”

22. 2024-01-24
    price $73,000 779-char remark

    Show marketing remark (779 chars)

    Welcome to 6820 Rester Road. 3 bedrooms 1 bath home in need of a new owner. Covered Carport and laundry room is outside under carport. Please call your favorite Realtor today for a personal tour. Subject to the Alabama One Year Right of Redemption. Expires 10/18/2024 Buyer (1) agrees, acknowledges and accepts the property subject to those redemption rights, (2) releases and discharges owner from any and all claims, causes of actions and liabilities of every sort of kind whatsoever which buyer ever had, now has or can, will or may have against seller arising out of or relating to the redemption rights, and (3) indemnifies and holds seller harmless due to any monetary loss or other damage incurred by buyer arising out or of relating to the redemption rights.”

23. 2024-01-08
    price $74,900 779-char remark

    Show marketing remark (779 chars)

    Welcome to 6820 Rester Road. 3 bedrooms 1 bath home in need of a new owner. Covered Carport and laundry room is outside under carport. Please call your favorite Realtor today for a personal tour. Subject to the Alabama One Year Right of Redemption. Expires 10/18/2024 Buyer (1) agrees, acknowledges and accepts the property subject to those redemption rights, (2) releases and discharges owner from any and all claims, causes of actions and liabilities of every sort of kind whatsoever which buyer ever had, now has or can, will or may have against seller arising out of or relating to the redemption rights, and (3) indemnifies and holds seller harmless due to any monetary loss or other damage incurred by buyer arising out or of relating to the redemption rights.”

24. 2023-11-25
    listed $78,750 Active 779-char remark

    Show marketing remark (779 chars)

    Welcome to 6820 Rester Road. 3 bedrooms 1 bath home in need of a new owner. Covered Carport and laundry room is outside under carport. Please call your favorite Realtor today for a personal tour. Subject to the Alabama One Year Right of Redemption. Expires 10/18/2024 Buyer (1) agrees, acknowledges and accepts the property subject to those redemption rights, (2) releases and discharges owner from any and all claims, causes of actions and liabilities of every sort of kind whatsoever which buyer ever had, now has or can, will or may have against seller arising out of or relating to the redemption rights, and (3) indemnifies and holds seller harmless due to any monetary loss or other damage incurred by buyer arising out or of relating to the redemption rights.”

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $850 · $71/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 5/10 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: $21,872
• − Mortgage interest: −$7,562
• − Property taxes: −$850
• − Insurance: −$675
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$3,927
• Taxable income: $5,359
• Est. tax owed @ 24.0%: −$1,286
• After-tax cash flow: $5,973/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

+71.4% since first listed

9 events — show timeline

• 2026-06-20 Delisted — BCAR
• 2026-05-21 Listed $135,000 BCAR
• 2025-07-17 Price Changed $150,000 BCAR
• 2025-06-06 Listed $160,000 BCAR
• 2024-03-29 Sold (MLS) $73,000 GCMLS AL
• 2024-02-28 Pending — GCMLS AL
• 2024-01-24 Price Changed $73,000 GCMLS AL
• 2024-01-08 Price Changed $74,900 GCMLS AL
• 2023-11-25 Listed $78,750 GCMLS AL

Property tax history

+14.8%/yr

Latest (2025): $850 · +7.9% YoY. Source: county tax records.