5550 Plantation Oaks Dr · Tillmans Corner, AL 36582

$124,900

5 bd · 2.0 ba · 2,030 sqft · SingleFamily public records · 55 Days on market

Built 1982 0.26 ac lot $62/sqft · 57% below area ↓ 17% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 5550 Plantation Oaks Drive! This spacious 5-bedroom, 2-bath home is ready for its new owners. Tucked away in a quiet cul-de-sac, it offers plenty of room to spread out and enjoy comfortable living. The home features a large kitchen perfect for meal prep and entertaining, along with a generous family room ideal for gatherings. A cozy wood-burning stove adds warmth and charm during the cooler months. Don’t miss your chance to see all this home has to offer—contact your favorite realtor today to schedule a showing. Property may be subject to the Alabama One Year Right of Redemption.

Key facts

• Quiet cul-de-sac
• Large kitchen
• Generous family room

Tags

• LARGE KITCHEN
• GENEROUS FAMILY ROOM
• COZY WOOD-BURNING STOVE
• QUIET CUL-DE-SAC

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; Natural gas available; Water available; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick front; Shingle roof; Slab foundation; Built in 1982
• Exterior features: Fenced yard; Property has a view

Interior

• Kitchen: Eat-in kitchen; Refrigerator; Gas water heater
• Bedrooms: 5 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Wood burning stove fireplace
• Laundry & utility: Gas water heater; 110-volt electrical service

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/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: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 250 active listings in the ZIP; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 36% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.69%
• DSCR: 2.19
• GRM: 5.3

CMA / ARV

• ARV (median comp): $288,275
• List price: $124,900
• Delta: -56.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5185 Santos Dr W	0.57mi	4/2.5 (-1)	2,013 (-1%)	2mo	$290,000	$144	63
6209 Waterbridge Ave	0.58mi	4/2.0 (-1)	2,037 (+0%)	10mo	$268,000	$132	59
5398 Quail Run	0.38mi	4/2.0 (-1)	1,860 (-8%)	16mo	$215,000	$116	50
6129 General Lee Ave	0.61mi	4/2.0 (-1)	2,246 (+11%)	9mo	$245,000	$109	42
6175 Stream Bank Dr	0.49mi	4/2.0 (-1)	2,272 (+12%)	13mo	$260,000	$114	42
6137 Stream Bank Dr	0.52mi	4/2.0 (-1)	1,752 (-14%)	12mo	$235,000	$134	38
6185 Stream Bank Dr	0.49mi	4/2.0 (-1)	1,768 (-13%)	18mo	$240,100	$136	36

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: 20.5%
• Equity multiple: 1.84×
• Total profit: $29,268
• Equity at exit: $18,623

10-year hold

• IRR: 28.7%
• Equity multiple: 3.55×
• Total profit: $89,161
• Equity at exit: $10,799

Cash invested: $34,972 (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: 250
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $778

Break-even live

Break-even rent $977

Max offer price $124,900

Occupancy floor 55%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $124,900 Active 55 DOM
2. 2026-06-17
   days on market $124,900 Active 54 DOM
3. 2026-06-16
   days on market $124,900 Active 53 DOM
4. 2026-06-15
   days on market $124,900 Active 52 DOM
5. 2026-06-14
   days on market $124,900 Active 50 DOM
6. 2026-06-13
   days on market $124,900 Active 49 DOM
7. 2026-06-10
   days on market $124,900 Active 47 DOM
8. 2026-06-09
   days on market $124,900 Active 46 DOM
9. 2026-06-08
   days on market $124,900 Active 45 DOM
10. 2026-06-07
    days on market $124,900 Active 44 DOM
11. 2026-06-05
    days on market $124,900 Active 41 DOM
12. 2026-06-03
    days on market $124,900 Active 40 DOM
13. 2026-06-02
    days on market $124,900 Active 39 DOM
14. 2026-06-01
    days on market $124,900 Active 38 DOM
15. 2026-05-31
    days on market $124,900 Active 37 DOM
16. 2026-05-30
    days on market $124,900 Active 36 DOM
17. 2026-04-24
    listed $129,900 Active 613-char remark
18. 2008-04-04
    soldstatus $150,324

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $779 · $65/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 3/10 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: $23,539
• − Mortgage interest: −$6,996
• − Property taxes: −$779
• − Insurance: −$624
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$3,633
• Taxable income: $7,740
• Est. tax owed @ 24.0%: −$1,858
• After-tax cash flow: $7,475/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

-16.9% since first listed

3 events — show timeline

• 2026-05-27 Price Changed $124,900 GCMLS AL
• 2026-04-24 Listed $129,900 GCMLS AL
• 2008-04-04 Sold (Public Records) $150,324 Public Records

Property tax history

+4.1%/yr

Latest (2025): $779 · +0.6% YoY. Source: county tax records.