7680 Oakmont Dr E · Tillmans Corner, AL 36582

$230,900

3 bd · 2.0 ba · 1,205 sqft · SingleFamily · 110 Days on market

Built 2026 Excellent condition 6,098 sqft lot $192/sqft · at area comps Est $234k · at est. $28/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• ARV discount +8.2/15.0
• Cash flow +7.1/30.0
• Condition / age +5.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

UNDER CONSTRUCTION * * * Welcome to 7680 Oakmont Drive east in Theodore, Alabama one of our new homes at Oakmont Place. The Callaway is one of our single-story floorplans featured at Oakmont Place in Theodore, Alabama. This charming 3-bedroom, 2-bathroom home has 1,205 square feet of thoughtfully designed living space. As you enter from a welcoming front porch, you will notice this cozy residence maximizes functionality and comfort. The Callaway features an open-concept layout that seamlessly blends the eat-in kitchen and living area, perfect for modern living. The kitchen offers shaker-style cabinetry and stainless-steel appliances.

Key facts

• Linen closet
• Laundry closet
• Private ensuite

Tags

• OPEN-CONCEPT LAYOUT
• SHAKER-STYLE CABINETRY
• STAINLESS-STEEL APPLIANCES
• LAUNDRY CLOSET
• LINEN CLOSET
• PRIVATE ENSUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (29.1% below list).
• Recommended offer: $164k (29.1% below list) — sets the bar for 1% rule.

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); Katherine H Hankins Middle School (math 7% / reading 38%, grade F, #180 of 257 statewide, top 70%, 808 students, 82% FRL); Theodore High School (math 10% / reading 12%, grade F, #247 of 305 statewide, top 81%, 1,280 students, 60% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: 309 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 $2k of loan paydown is wiped out by about $7k 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 110 days — a 9% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $163,650 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.71% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 11.8

CMA / ARV

• ARV (median comp): $234,449
• List price: $230,900
• Delta: -1.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7702 Oakmont Dr E	0.02mi	3/2.0	1,205 (0%)	0mo	$225,900	$187	99
7665 Oakmont Dr E	0.02mi	3/2.0	1,205 (0%)	3mo	$228,900	$190	97
7729 Oakmont Dr N	0.07mi	3/2.0	1,205 (0%)	3mo	$225,900	$187	94
7777 Oakmont Dr	0.10mi	3/2.0	1,205 (0%)	2mo	$228,900	$190	94
7739 Oakmont Dr N	0.08mi	3/2.0	1,205 (0%)	4mo	$225,900	$187	93
7778 Oakmont Dr N	0.11mi	3/2.0	1,205 (0%)	4mo	$225,900	$187	91
6140 Pin Oak Dr E	0.17mi	3/2.0	1,205 (0%)	2mo	$228,900	$190	91
6311 Oakland Ct	0.13mi	3/2.0	1,205 (0%)	4mo	$228,900	$190	90
7856 Monterey Dr	0.19mi	3/2.0	1,205 (0%)	2mo	$225,900	$187	89
7867 Monterey Dr	0.21mi	3/2.0	1,205 (0%)	5mo	$228,900	$190	86
5950 Idlemoore Dr	0.56mi	3/2.0	1,242 (+3%)	2mo	$169,500	$136	67
6208 Anthony Dr W	0.70mi	3/2.0	1,380 (+14%)	3mo	$222,000	$161	40

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: -29.1%
• Equity multiple: 0.03×
• Total profit: $-62,639
• Equity at exit: $34,428

10-year hold

• IRR: -29.1%
• Equity multiple: -0.34×
• Total profit: $-86,793
• Equity at exit: $19,964

Cash invested: $64,652 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 13 under contract
• Months of supply: 4.2 mo (24%/mo absorbed)
• Median asking: $235,000 ($171/sqft)
• Median days on market: 135 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +14.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36582

• Home prices YoY: -19.1%
• Active inventory: 309
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$1,211
• Tax est. 1.5%: −$289 /mo · $3,464/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$28
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-397

Break-even live

Break-even rent $2,139

Max offer price $173,407

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-318	+0% $-397	+5% $-477	+10% $-557
Rent	-10% $-527	-5% $-462	+0% $-397	+5% $-333	+10% $-268
Rate	-1.0pp $-281	-0.5pp $-339	base $-397	+0.5pp $-457	+1.0pp $-518

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: $57,725
• Closing costs: $6,927
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7411 Wigfield Rd Mobile, AL	3.0	2.0	1242	$1,650	$1.33	93d	1	0.81mi

Property features AI

Finance

• HOA & community: Annual association fee of $330

Exterior

• Parking: Driveway
• Utilities: Cable availableElectricity availablePublic sewerUnderground utilitiesWater available
• Home design: Residential single-family homeLocated in Oakmont Place subdivision
• Construction: Vinyl sidingShingle roofBuilt in 2026Slab foundationInsulated windows
• Exterior features: No notable exterior featuresNo fencingView

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowave
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air conditioning
• Interior features: Smart HomeWalk-in closetsOpen floorplanLaminate kitchen countersPantryNo fireplace

Listing history 50 events

1. 2026-08-08
   days on market $230,900 Active 110 DOM
2. 2026-08-07
   days on market $230,900 Active 109 DOM
3. 2026-08-06
   days on market $230,900 Active 108 DOM
4. 2026-08-05
   days on market $230,900 Active 107 DOM
5. 2026-08-04
   pricedays on market $230,900 Active 106 DOM
6. 2026-08-03
   days on market $225,900 Active 105 DOM
7. 2026-07-31
   days on market $225,900 Active 102 DOM
8. 2026-07-30
   days on market $225,900 Active 101 DOM
9. 2026-07-29
   days on market $225,900 Active 100 DOM
10. 2026-07-27
    days on market $225,900 Active 98 DOM
11. 2026-07-25
    days on market $225,900 Active 96 DOM
12. 2026-07-24
    days on market $225,900 Active 95 DOM
13. 2026-07-23
    days on market $225,900 Active 94 DOM
14. 2026-07-22
    days on market $225,900 Active 93 DOM
15. 2026-07-21
    days on market $225,900 Active 92 DOM
16. 2026-07-18
    days on market $225,900 Active 89 DOM
17. 2026-07-16
    days on market $225,900 Active 87 DOM
18. 2026-07-16
    days on market $225,900 Active 86 DOM
19. 2026-07-14
    days on market $225,900 Active 85 DOM
20. 2026-07-13
    days on market $225,900 Active 84 DOM
21. 2026-07-12
    days on market $225,900 Active 83 DOM
22. 2026-07-11
    days on market $225,900 Active 82 DOM
23. 2026-07-10
    days on market $225,900 Active 81 DOM
24. 2026-07-09
    days on market $225,900 Active 80 DOM
25. 2026-07-08
    days on market $225,900 Active 79 DOM
26. 2026-07-07
    days on market $225,900 Active 78 DOM
27. 2026-07-06
    days on market $225,900 Active 77 DOM
28. 2026-07-05
    days on market $225,900 Active 76 DOM
29. 2026-07-04
    days on market $225,900 Active 75 DOM
30. 2026-07-03
    days on market $225,900 Active 74 DOM
31. 2026-07-02
    days on market $225,900 Active 73 DOM
32. 2026-07-01
    days on market $225,900 Active 72 DOM
33. 2026-06-30
    days on market $225,900 Active 71 DOM
34. 2026-06-29
    days on market $225,900 Active 70 DOM
35. 2026-06-28
    days on market $225,900 Active 69 DOM
36. 2026-06-28
    days on market $225,900 Active 68 DOM
37. 2026-06-27
    days on market $225,900 Active 67 DOM
38. 2026-06-25
    days on market $225,900 Active 65 DOM
39. 2026-06-23
    days on market $225,900 Active 63 DOM
40. 2026-06-21
    days on market $225,900 Active 62 DOM
41. 2026-06-18
    days on market $225,900 Active 59 DOM
42. 2026-06-17
    days on market $225,900 Active 58 DOM
43. 2026-06-16
    days on market $225,900 Active 57 DOM
44. 2026-06-15
    days on market $225,900 Active 56 DOM
45. 2026-06-14
    days on market $225,900 Active 54 DOM
46. 2026-06-13
    days on market $225,900 Active 53 DOM
47. 2026-06-10
    days on market $225,900 Active 51 DOM
48. 2026-06-09
    days on market $225,900 Active 50 DOM
49. 2026-06-08
    days on market $225,900 Active 49 DOM
50. 2026-06-07
    days on market $225,900 Active 48 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $19,638
• − Mortgage interest: −$12,934
• − Property taxes: −$3,464
• − Insurance: −$1,952
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − HOA: −$336
• − Depreciation: −$6,717
• Taxable loss: −$8,907
• Est. tax savings @ 24.0%: +$2,138
• After-tax cash flow: $-2,630/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This home is move-in ready with excellent condition and modern updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home more appealing ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Pearl Haskew Elementary F AL #296/627 Nat'l #23,081/41,679 Middle Katherine H Hankins Middle School F AL #180/257 Nat'l #11,105/14,009 High Theodore High School F AL #247/305 Nat'l #15,923/17,239

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

C Composite livability gradescore 61/100

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 · 415,303 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: 6% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• HOA & community: Annual association fee of $330

Exterior

• Parking: Driveway
• Utilities: Cable availableElectricity availablePublic sewerUnderground utilitiesWater available
• Home design: Residential single-family homeLocated in Oakmont Place subdivision
• Construction: Vinyl sidingShingle roofBuilt in 2026Slab foundationInsulated windows
• Exterior features: No notable exterior featuresNo fencingView

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowave
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air conditioning
• Interior features: Smart HomeWalk-in closetsOpen floorplanLaminate kitchen countersPantryNo fireplace

Price history

1 event — show timeline

• 2026-04-20 Listed $225,900 GCMLS AL