5015 W Santos Dr · Tillmans Corner, AL 36619-3566

$171,900

4 bd · 1.0 ba · 1,377 sqft · MultiFamily public records · 95 Days on market

Built 1996 0.46 ac lot

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This updated duplex features two units, each offering 2 bedrooms and 1 full bathroom. Recent improvements include new flooring, new countertops, and fresh interior paint in both units. Each unit offers a functional layout with a kitchen, living area, and dedicated laundry room. The property may be suitable for owner-occupancy and/or rental use, subject to buyer verification and lender guidelines. Buyer and Buyer’s Agent are responsible for verifying all information deemed important during the due diligence period, including but not limited to square footage, condition, rental potential, and zoning. The property is being sold in its current “AS-IS” condition. Listing Agent is related to one of the owners. Contact your Realtor to schedule a tour.

Key facts

• New flooring
• New countertops
• Functional layout

Tags

• NEW FLOORING
• NEW COUNTERTOPS
• FRESH INTERIOR PAINT
• FUNCTIONAL LAYOUT
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $172k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive. Per door: $118/mo.
• 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 (2.7% below list).
• Recommended offer: $156k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 1 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).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $113k; list at $172k implies a 52% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,429 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 8.6

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: 13.0%
• Equity multiple: 1.74×
• Total profit: $35,716
• Equity at exit: $77,294

10-year hold

• IRR: 14.9%
• Equity multiple: 3.20×
• Total profit: $106,033
• Equity at exit: $119,119

Cash invested: $48,132 (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 36619-3566

• Active inventory: 1
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$901
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $236

Break-even live

Break-even rent $1,373

Max offer price $171,900

Occupancy floor 81%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,672
Total (2 units)			$1,672

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: $42,975
• Closing costs: $5,157
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	21d	1	0.69mi
5920 Windy Hill Cir S Mobile, AL	3.0	1.0	960	$1,300	$1.35	21d	1	1.05mi

Listing history 27 events

1. 2026-06-18
   days on market $171,900 Active 95 DOM
2. 2026-06-17
   days on market $171,900 Active 94 DOM
3. 2026-06-16
   days on market $171,900 Active 93 DOM
4. 2026-06-15
   days on market $171,900 Active 92 DOM
5. 2026-06-14
   days on market $171,900 Active 90 DOM
6. 2026-06-13
   days on market $171,900 Active 89 DOM
7. 2026-06-10
   days on market $171,900 Active 87 DOM
8. 2026-06-09
   days on market $171,900 Active 86 DOM
9. 2026-06-08
   days on market $171,900 Active 85 DOM
10. 2026-06-07
    days on market $171,900 Active 84 DOM
11. 2026-06-05
    days on market $171,900 Active 81 DOM
12. 2026-06-03
    days on market $171,900 Active 80 DOM
13. 2026-06-02
    days on market $171,900 Active 79 DOM
14. 2026-06-01
    days on market $171,900 Active 78 DOM
15. 2026-05-31
    days on market $171,900 Active 77 DOM
16. 2026-05-30
    days on market $171,900 Active 76 DOM
17. 2026-04-09
    price $171,900 772-char remark

    Show marketing remark (826 chars)

    This updated duplex features two units, each offering 2 bedrooms and 1 full bathroom. Recent improvements include new flooring, new countertops, and fresh interior paint in both units. Each unit offers a functional layout with a kitchen, living area, and dedicated laundry room. The property may be suitable for owner-occupancy and/or rental use, subject to buyer verification and lender guidelines. Buyer and Buyer’s Agent are responsible for verifying all information deemed important during the due diligence period, including but not limited to square footage, condition, rental potential, and zoning. The property is being sold in its current “AS-IS” condition. Listing Agent is related to one of the owners. Contact your Realtor to schedule a tour. Buyer to verify all information during due diligence.

18. 2026-04-09
    price $171,900 826-char remark

    Show marketing remark (826 chars)

    This updated duplex features two units, each offering 2 bedrooms and 1 full bathroom. Recent improvements include new flooring, new countertops, and fresh interior paint in both units. Each unit offers a functional layout with a kitchen, living area, and dedicated laundry room. The property may be suitable for owner-occupancy and/or rental use, subject to buyer verification and lender guidelines. Buyer and Buyer’s Agent are responsible for verifying all information deemed important during the due diligence period, including but not limited to square footage, condition, rental potential, and zoning. The property is being sold in its current “AS-IS” condition. Listing Agent is related to one of the owners. Contact your Realtor to schedule a tour. Buyer to verify all information during due diligence.

19. 2026-04-09
    listed $171,900 Active

    Show marketing remark (826 chars)

    This updated duplex features two units, each offering 2 bedrooms and 1 full bathroom. Recent improvements include new flooring, new countertops, and fresh interior paint in both units. Each unit offers a functional layout with a kitchen, living area, and dedicated laundry room. The property may be suitable for owner-occupancy and/or rental use, subject to buyer verification and lender guidelines. Buyer and Buyer’s Agent are responsible for verifying all information deemed important during the due diligence period, including but not limited to square footage, condition, rental potential, and zoning. The property is being sold in its current “AS-IS” condition. Listing Agent is related to one of the owners. Contact your Realtor to schedule a tour. Buyer to verify all information during due diligence.

20. 2026-03-14
    listed $174,900 Active 826-char remark

    Show marketing remark (826 chars)

    This updated duplex features two units, each offering 2 bedrooms and 1 full bathroom. Recent improvements include new flooring, new countertops, and fresh interior paint in both units. Each unit offers a functional layout with a kitchen, living area, and dedicated laundry room. The property may be suitable for owner-occupancy and/or rental use, subject to buyer verification and lender guidelines. Buyer and Buyer’s Agent are responsible for verifying all information deemed important during the due diligence period, including but not limited to square footage, condition, rental potential, and zoning. The property is being sold in its current “AS-IS” condition. Listing Agent is related to one of the owners. Contact your Realtor to schedule a tour. Buyer to verify all information during due diligence.

21. 2026-03-13
    price $174,900 772-char remark

    Show marketing remark (772 chars)

    This updated duplex features two units, each offering 2 bedrooms and 1 full bathroom. Recent improvements include new flooring, new countertops, and fresh interior paint in both units. Each unit offers a functional layout with a kitchen, living area, and dedicated laundry room. The property may be suitable for owner-occupancy and/or rental use, subject to buyer verification and lender guidelines. Buyer and Buyer’s Agent are responsible for verifying all information deemed important during the due diligence period, including but not limited to square footage, condition, rental potential, and zoning. The property is being sold in its current “AS-IS” condition. Listing Agent is related to one of the owners. Contact your Realtor to schedule a tour.

22. 2026-03-02
    listed $179,900 Active 772-char remark

    Show marketing remark (772 chars)

    This updated duplex features two units, each offering 2 bedrooms and 1 full bathroom. Recent improvements include new flooring, new countertops, and fresh interior paint in both units. Each unit offers a functional layout with a kitchen, living area, and dedicated laundry room. The property may be suitable for owner-occupancy and/or rental use, subject to buyer verification and lender guidelines. Buyer and Buyer’s Agent are responsible for verifying all information deemed important during the due diligence period, including but not limited to square footage, condition, rental potential, and zoning. The property is being sold in its current “AS-IS” condition. Listing Agent is related to one of the owners. Contact your Realtor to schedule a tour.

23. 2025-09-03
    price $194,900
24. 2025-06-27
    price $199,900
25. 2025-06-16
    price $204,900
26. 2021-10-25
    soldstatus $113,000
27. 2021-09-30
    soldstatus $79,990

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,339 · $112/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 · 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: $20,064
• − Mortgage interest: −$9,629
• − Property taxes: −$1,339
• − Insurance: −$860
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$5,001
• Taxable income: $26
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,829/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+114.9% since first listed

11 events — show timeline

• 2026-04-09 Price Changed $171,900 GCMLS AL
• 2026-04-09 Price Changed $171,900 BCAR
• 2026-04-09 Listed $171,900 GCMLS AL
• 2026-03-14 Listed $174,900 BCAR
• 2026-03-13 Price Changed $174,900 GCMLS AL
• 2026-03-02 Listed $179,900 GCMLS AL
• 2025-09-03 Price Changed $194,900 GCMLS AL
• 2025-06-27 Price Changed $199,900 GCMLS AL
• 2025-06-16 Price Changed $204,900 GCMLS AL
• 2021-10-25 Sold (Public Records) $113,000 Public Records
• 2021-09-30 Sold (Public Records) $79,990 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,339 · +2.5% YoY. Source: county tax records.