Mays Plan · Summerdale, AL 36580

$259,990

3 bd · 2.0 ba · 1,569 sqft · SingleFamily · 30 Days on market

Good condition

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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 +15.7/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This new single-story home offers a low-maintenance layout designed for modern lifestyles. Two secondary bedrooms are located off the foyer, surrounding a full bathroom. An open-concept floorplan blends the kitchen, dining room and family room for seamless everyday transitions and multitasking. A luxurious owner's suite is nestled into a private corner, complete with an en-suite bathroom and walk-in closet.

Key facts

• Walk-in closet
• En-suite bathroom
• Single-story home

Tags

• SINGLE-STORY HOME
• LOW-MAINTENANCE LAYOUT
• OPEN-CONCEPT FLOORPLAN
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $240k (7.6% below list).
• Recommended offer: $240k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.7% in Summerdale — 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 57/100 on livability (#384 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Baldwin County (rural): math 33% / reading 57% proficiency, ranked #18 of 129 in AL (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 143 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $21k appreciation (8.0% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $72k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,106 (7.6% 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 D-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 F 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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $257,990
• List price: $259,990
• Delta: 4.65%
• 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
20113 Clover Field Ln	0.06mi	3/2.0	1,569 (0%)	1mo	$259,490	$165	96
16068 Clover Field Ln	0.04mi	3/2.0	1,569 (0%)	4mo	$255,990	$163	95
16132 Eden St	0.04mi	3/2.0	1,569 (0%)	4mo	$254,273	$162	95
16194 Eden St	0.10mi	3/2.0	1,569 (0%)	1mo	$259,490	$165	94
16212 Eden St	0.12mi	3/2.0	1,569 (0%)	1mo	$263,490	$168	94
20037 Clover Field Ln	0.08mi	3/2.0	1,569 (0%)	4mo	$246,846	$157	93
20045 Eden St	0.15mi	3/2.0	1,569 (0%)	3mo	$257,189	$164	91
16180 Eden St	0.09mi	3/2.0	1,413 (-10%)	1mo	$250,990	$178	79
16118 Eden St	0.03mi	4/2.0 (+1)	1,413 (-10%)	4mo	$230,990	$163	74
20079 Clover Field Ln	0.06mi	4/2.0 (+1)	1,732 (+10%)	1mo	$266,490	$154	74
16100 Eden St	0.02mi	4/2.0 (+1)	1,732 (+10%)	4mo	$245,990	$142	74
16162 Eden St	0.07mi	4/2.0 (+1)	1,732 (+10%)	2mo	$265,990	$154	73

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.57×
• Total profit: $113,129
• Equity at exit: $195,533

10-year hold

• IRR: 19.7%
• Equity multiple: 5.47×
• Total profit: $322,892
• Equity at exit: $387,684

Cash invested: $72,237 (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 36580

• Home prices YoY: 2.8%
• Active inventory: 143
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,401 high
• Mortgage (P&I): −$1,353
• Tax est. 1.5%: −$322 /mo · $3,870/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $114

Break-even live

Break-even rent $2,257

Max offer price $257,990

Occupancy floor 90%

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: $64,498
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14843 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	13d	1	1.26mi
14654 Dayton Cir Foley, AL	4.0	2.0	1791	$2,300	$1.28	20d	1	1.27mi
14836 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	20d	1	1.27mi
14746 Dayton Cir Foley, AL	4.0	2.0	1800	$2,300	$1.28	43d	1	1.33mi
15293 Troon Dr Foley, AL	3.0	2.0	1560	$2,600	$1.67	13d	1	1.44mi

Listing history 17 events

1. 2026-06-19
   days on market $259,990 Active 30 DOM
2. 2026-06-18
   days on market $259,990 Active 29 DOM
3. 2026-06-17
   days on market $259,990 Active 28 DOM
4. 2026-06-16
   days on market $259,990 Active 27 DOM
5. 2026-06-15
   days on market $259,990 Active 26 DOM
6. 2026-06-14
   days on market $259,990 Active 24 DOM
7. 2026-06-13
   days on market $259,990 Active 23 DOM
8. 2026-06-10
   days on market $259,990 Active 21 DOM
9. 2026-06-09
   days on market $259,990 Active 20 DOM
10. 2026-06-08
    days on market $259,990 Active 19 DOM
11. 2026-06-07
    days on market $259,990 Active 18 DOM
12. 2026-06-03
    days on market $259,990 Active 14 DOM
13. 2026-06-02
    days on market $259,990 Active 13 DOM
14. 2026-06-01
    days on market $259,990 Active 12 DOM
15. 2026-05-31
    pricedays on market $259,990 Active 11 DOM
16. 2026-05-30
    days on market $269,990 Active 10 DOM
17. 2026-05-20
    listed $269,990 Active 410-char remark

    Show marketing remark (410 chars)

    This new single-story home offers a low-maintenance layout designed for modern lifestyles. Two secondary bedrooms are located off the foyer, surrounding a full bathroom. An open-concept floorplan blends the kitchen, dining room and family room for seamless everyday transitions and multitasking. A luxurious owner's suite is nestled into a private corner, complete with an en-suite bathroom and walk-in closet.

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

Taxation est. · year 1

• Rental income: $28,813
• − Mortgage interest: −$14,451
• − Property taxes: −$3,870
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$7,505
• Taxable loss: −$2,914
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $2,066/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

Good 80/100 Cosmetic rehab

This single-story home offers a modern and low-maintenance layout with a good condition and a good rehab level. It has a good kitchen, bathrooms, and exterior, with minimal repairs needed. The property has a good resale and rental value with potential for further improvements.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace shower curtain with a more modern design — A new shower curtain can improve the bathroom's appearance and add value.
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and add value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace shower curtain with a more modern design — A new shower curtain can improve the bathroom's appearance and add value. ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and add value for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Baldwin County
• NCES district ID: 0100270
• Math proficiency: 33% ▼ -26.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $50,677
• Composite: 38.61/100
• National rank: #4157
• State rank: #18 of 129 in AL

Livability — Summerdale

• Score: 57/100
• State rank: #384
• US rank: #21872

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C+ Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerdale, AL
• City population: 7,025
• Population (ZIP): 7,025

Population outlook (Baldwin County) Hauer SSP2

• Today (2025): 248,264 people
• By 2030: 270,315 · +8.9%
• By 2040: 312,967 · +26.1%
• By 2050: 352,262 · +41.9%
• By 2075: 438,841 · +76.8%
• By 2100: 487,736 · +96.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 17% Hispanic / Latino 17% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Baldwin

• 2024 margin: Solid R (+58.2) · D 20.5% · R 78.7%
• 2008→2024 swing: -6.7pp toward R · 2008: -51.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+53.8 2016: R+57.8 2012: R+55.8 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.97%
• Current HPI: 288.8697
• 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

1 event — show timeline

• 2026-05-20 Listed $269,990 Zillow