16212 Eden St · Summerdale, AL 36535

$263,490

3 bd · 2.0 ba · 1,569 sqft · SingleFamily · 5 Days on market

Built 2026 Good condition 6,240 sqft lot $44/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Mays floorplan! This 1,569 sq. ft. , single-story home features 3 bedrooms and 2 bathrooms in 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. The kitchen showcases 42" cabinets, sleek quartz countertops throughout, and stainless steel appliances, combining style and functionality. A luxurious owner’s suite is nestled into a private corner, complete with an en-suite bathroom and walk-in closet. Buyer to verify all information during due diligence.

Key facts

• Quartz countertops
• Walk-in closet
• En-suite bathroom

Tags

• OPEN-CONCEPT FLOORPLAN
• 42 INCH CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $263,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $255,747.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $17 ($205/yr) — positive.
• To cash-flow at today's rent, offer at most $258k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (12.2% below list).
• Recommended offer: $231k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: crime F, amenities F, commute 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.
• Zoned schools: Summerdale School (math 23% / reading 55%, grade F, #257 of 627 statewide, top 41%, 573 students, 77% FRL); Foley Middle School (math 11% / reading 36%, grade F, #172 of 257 statewide, top 68%, 783 students, 82% FRL); Elberta High School (math 32% / reading 37%, grade F, #47 of 305 statewide, top 17%, 784 students, 60% FRL) — zoned schools average 73% FRL vs 38% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 45% district-wide (-13 pts) — the specific schools serving this property underperform the Baldwin County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 883 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 42% of the median local income ($67k/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 $8k of value loss. Plan a longer hold.
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $231,453 (12.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $255,747
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16212 Eden St	0.00mi	3/2.0	1,569 (0%)	1mo	$263,490	$168	99
16194 Eden St	0.02mi	3/2.0	1,569 (0%)	2mo	$259,490	$165	98
20113 Clover Field Ln	0.09mi	3/2.0	1,569 (0%)	1mo	$259,490	$165	95
20045 Eden St	0.06mi	3/2.0	1,569 (0%)	3mo	$257,189	$164	95
16132 Eden St	0.08mi	3/2.0	1,569 (0%)	4mo	$254,273	$162	93
20037 Clover Field Ln	0.09mi	3/2.0	1,569 (0%)	4mo	$246,846	$157	92
16068 Clover Field Ln	0.11mi	3/2.0	1,569 (0%)	4mo	$255,990	$163	92
16180 Eden St	0.03mi	3/2.0	1,413 (-10%)	1mo	$250,990	$178	81
16162 Eden St	0.05mi	4/2.0 (+1)	1,732 (+10%)	2mo	$265,990	$154	74
20079 Clover Field Ln	0.12mi	4/2.0 (+1)	1,732 (+10%)	1mo	$266,490	$154	71
16118 Eden St	0.10mi	4/2.0 (+1)	1,413 (-10%)	4mo	$230,990	$163	71
16100 Eden St	0.11mi	4/2.0 (+1)	1,732 (+10%)	4mo	$245,990	$142	69

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-43,032
• Equity at exit: $38,133

10-year hold

• IRR: -11.5%
• Equity multiple: 0.35×
• Total profit: $-46,793
• Equity at exit: $22,112

Cash invested: $71,609 (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 36535

• Home prices YoY: -24.9%
• Rents YoY: 1.8%
• Active inventory: 883
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,315 medium
• Mortgage (P&I): −$1,341
• Tax est. 1.5%: −$320 /mo · $3,836/yr
• Insurance: −$107
• HOA: −$44
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $17

Break-even live

Break-even rent $2,293

Max offer price $255,747

Occupancy floor 94%

Sensitivity live

Price	-10% $194	-5% $105	+0% $17	+5% $-71	+10% $-160
Rent	-10% $-166	-5% $-74	+0% $17	+5% $108	+10% $200
Rate	-1.0pp $146	-0.5pp $82	base $17	+0.5pp $-49	+1.0pp $-117

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: $63,937
• Closing costs: $7,672
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14843 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	15d	1	1.40mi
14654 Dayton Cir Foley, AL	4.0	2.0	1791	$2,300	$1.28	23d	1	1.40mi
14836 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	23d	1	1.41mi
14746 Dayton Cir Foley, AL	4.0	2.0	1800	$2,300	$1.28	45d	1	1.46mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 2 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   listed $263,490 Active

ⓘ 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: $27,774
• − Mortgage interest: −$14,326
• − Property taxes: −$3,836
• − Insurance: −$1,279
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − HOA: −$528
• − Depreciation: −$7,440
• Taxable loss: −$4,078
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $1,184/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 features a modern floorplan with a good condition and minimal repairs needed. Upgrades in paint, flooring, appliances, and landscaping can significantly increase its value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms.
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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
• County: Baldwin County · 181,514 people
• City population: 7,025
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 40,628
• Household income: $66,714
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 803.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 8% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Chinese 1%

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: ▼ -86.82%
• Current HPI: 262.2796
• Rent YoY: ▲ 1.81%
• Metro: Daphne-Fairhope-Foley, 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

2 events — show timeline

• 2026-04-22 Pending — BCAR
• 2026-04-17 Listed $263,490 BCAR