9100 Bryants Landing Rd · Stockton, AL 36579

$60,000

3 bd · 1.0 ba · 1,244 sqft · SingleFamily · 2 Days on market

Built 1955 Fair condition 0.54 ac lot $48/sqft · 53% below area ↓ 10% 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
• Appreciation +5.7/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

INVESTORS TAKE NOTE! With 2 lots, this home would make a great flip! Located near the boat launch at Bryants Landing, home offers 3 bedrooms, 1 bath and TWO lots (lot behind home also available to purchase). No restrictions, bring your contractor! Home is being sold "as is. " Buyer to verify all information during due diligence. SELLER MOTIVATED!

Key facts

• Two lots
• No restrictions
• Boat launch

Tags

• BOAT LAUNCH
• TWO LOTS
• NO RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

Location & tenants

• Location reads 63/100 on livability (#173 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools 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.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($415 loan paydown + $832 appreciation (1.4% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.75% ✓
• Cap rate: 33.55%
• Cash-on-cash: 97.35%
• DSCR: 5.33
• GRM: 2.2

CMA / ARV

• ARV (median comp): $128,276
• List price: $60,000
• Delta: -64.92%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55972 Turkey Bluff Dr	0.49mi	2/1.0 (-1)	1,098 (-12%)	15mo	$150,000	$137	40

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

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.30×
• Total profit: $89,101
• Equity at exit: $21,700

10-year hold

• IRR: —
• Equity multiple: 13.04×
• Total profit: $202,194
• Equity at exit: $29,803

Cash invested: $16,800 (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 36579

• Home prices YoY: 1.4%
• Active inventory: 31
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,363

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 34%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8153 Bryants Landing Rd Stockton, AL	2.0	2.0	1176	$2,250	$1.91	43d	1	1.23mi

Listing history 8 events

1. 2026-06-05
   statusdays on market $60,000 Pending 2 DOM
2. 2026-06-03
   pricedays on marketlisting id $60,000 Active 1 DOM
3. 2026-06-02
   days on market $45,000 Active 85 DOM
4. 2026-06-01
   days on market $45,000 Active 84 DOM
5. 2026-05-31
   days on market $45,000 Active 83 DOM
6. 2026-05-30
   days on market $45,000 Active 82 DOM
7. 2026-05-11
   price $45,000 358-char remark

   Show marketing remark (358 chars)

   INVESTORS TAKE NOTE! With 2 lots, this home would make a great flip! Located near the boat launch at Bryants Landing, home offers 3 bedrooms, 1 bath and TWO lots (lot behind home also available to purchase). No restrictions, bring your contractor! Home is being sold "as is. " Buyer to verify all information during due diligence. SELLER MOTIVATED!

8. 2026-03-09
   listed $49,900 Active 358-char remark

   Show marketing remark (358 chars)

   INVESTORS TAKE NOTE! With 2 lots, this home would make a great flip! Located near the boat launch at Bryants Landing, home offers 3 bedrooms, 1 bath and TWO lots (lot behind home also available to purchase). No restrictions, bring your contractor! Home is being sold "as is. " Buyer to verify all information during due diligence. SELLER MOTIVATED!

ⓘ 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: $27,000
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$1,745
• Taxable income: $16,374
• Est. tax owed @ 24.0%: −$3,930
• After-tax cash flow: $12,425/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 · 4 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including painting, updating the exterior, and HVAC upgrades, to improve its resale and rental value.

Repairs flagged

• Major siding — Weathered and in poor condition
• Major landscaping — Overgrown vegetation and unkempt lawn

Value-add opportunities

• Both painting and updating exterior — Fresh paint and landscaping would improve curb appeal and attract potential buyers
• Both HVAC upgrade — Upgrading HVAC would improve comfort and energy efficiency, attracting both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Weathered and in poor condition	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt lawn	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both painting and updating exterior — Fresh paint and landscaping would improve curb appeal and attract potential buyers ↑
• Both HVAC upgrade — Upgrading HVAC would improve comfort and energy efficiency, attracting 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 — Stockton

• Score: 63/100
• State rank: #173
• US rank: #14915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,448

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: Majority White (64%)
• Race & ethnicity: White 64% Black 35%

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: ▲ 1.39%
• Current HPI: 103.3956
• 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

-9.8% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $45,000 BCAR
• 2026-03-09 Listed $49,900 BCAR