34985b Spring Rd S Unit B · Stapleton, AL 36578

$225,000

4 bd · 2.0 ba · 2,432 sqft · Manufactured · 14 Days on market

Built 1999 Fair condition 1.85 ac lot

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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 +14.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Opportunity awaits with this 4-bedroom, 2-bath mobile home situated on 1.85 acres! This property offers plenty of potential for investors, renovators, or buyers looking to add their personal touch. The home needs some TLC and updates but provides a solid foundation to create value. A unique income-producing feature is the camper located on the property, which offers rental potential for supplemental income that has it's own separate septic tank. Additional improvements include a large 2 car carport and a spacious storage shed, providing ample room for vehicles, equipment, and tools. With nearly two acres of land, there’s plenty of space to enjoy country living, expand, or explore addi

Key facts

• Rental potential
• Country living
• Large carport

Tags

• 1.85 ACRES
• INCOME-PRODUCING FEATURE
• RENTAL POTENTIAL
• LARGE CARPORT
• SPACIOUS STORAGE SHED
• COUNTRY LIVING

Property features AI

Finance

• Other: Listing office: Avast Realty Orange Beach
• HOA & community: Wheelchair accessible community features; No transfer fees

Exterior

• Parking: See remarks for parking details
• Utilities: North Baldwin Utilities; Septic tank; Electric service by Baldwin EMC
• Home design: Mobile home; One story; Resale property
• Construction: Vinyl siding; Composition roof; Whole/full ownership
• Exterior features: Level lot with few trees; 1–3 acre lot; Metes and bounds; No waterfront; Storage structure; Easement shared with another property (driveway access noted)

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Fireplace (1); Handicap accessible property

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $44 ($532/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 $202k (10.0% below list).
• Recommended offer: $202k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#227 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, housing 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: Stonebridge Elementary (509 students, 18% FRL); Bay Minette Middle School (math 11% / reading 40%, grade F, #158 of 257 statewide, top 63%, 435 students, 78% FRL); Baldwin County High School (math 19% / reading 27%, grade F, #140 of 305 statewide, top 46%, 1,039 students, 66% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 45% district-wide (-21 pts) — the specific schools serving this property underperform the Baldwin County average; the district grade overstates school quality for this exact location.
• Market conditions: 24 active listings in the ZIP; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $202,433 (10.0% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $125,393
• Equity at exit: $202,698

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $367,103
• Equity at exit: $437,126

Cash invested: $63,000 (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 36578

• Home prices YoY: 27.2%
• Active inventory: 24
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,024 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $44

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 93%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $225,000 Active 14 DOM
2. 2026-06-18
   days on market $225,000 Active 13 DOM
3. 2026-06-17
   days on market $225,000 Active 12 DOM
4. 2026-06-16
   days on market $225,000 Active 11 DOM
5. 2026-06-15
   days on market $225,000 Active 10 DOM
6. 2026-06-14
   days on market $225,000 Active 8 DOM
7. 2026-06-13
   days on market $225,000 Active 7 DOM
8. 2026-06-10
   days on market $225,000 Active 5 DOM
9. 2026-06-09
   days on market $225,000 Active 4 DOM
10. 2026-06-08
    days on market $225,000 Active 3 DOM
11. 2026-06-07
    remarks 693-char remark
12. 2026-06-07
    listed $225,000 Active 2 DOM

ⓘ 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: $24,292
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$6,545
• Taxable loss: −$3,244
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $1,310/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 · 6 photos

Fair 45/100 Moderate rehab

This 4-bedroom, 2-bath mobile home on 1.85 acres requires moderate repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Major roof — The roof appears to be old and in poor condition.
• Moderate exterior siding — The siding shows signs of wear and discoloration.
• Minor HVAC/mechanicals — No specific details about HVAC/mechanicals are visible in the photos, but they may need some maintenance or replacement.
• Minor landscaping — The landscaping and curb appeal are fair, with some overgrown areas and a lack of maintenance.

Value-add opportunities

• Both paint interior walls — Painting the interior walls can improve the appearance and increase the home's value.
• Both replace HVAC filters — Replacing the HVAC filters can improve air quality and increase the home's value.
• Both trim and maintain landscaping — Trimming and maintaining the landscaping can improve the home's curb appeal and increase its value.
• Both repair and replace roof — Repairing and replacing the roof can improve the home's structural integrity and increase its value.
• Both repair and replace exterior siding — Repairing and replacing the exterior siding can improve the home's appearance and increase its value.
• Both replace HVAC system — Replacing the HVAC system can improve air quality and increase the home's value.
• Both trim and maintain landscaping — Trimming and maintaining the landscaping can improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be old and in poor condition.	Major	$15,000–50,000
exterior siding · The siding shows signs of wear and discoloration.	Moderate	$3,000–15,000
HVAC/mechanicals · No specific details about HVAC/mechanicals are visible in the photos, but they may need some maintenance or replacement.	Minor	$500–3,000
landscaping · The landscaping and curb appeal are fair, with some overgrown areas and a lack of maintenance.	Minor	$500–3,000
Total estimated repair cost · 4 items		$19,000–71,000

Value-add ROI direction

• Both paint interior walls — Painting the interior walls can improve the appearance and increase the home's value. ↑
• Both replace HVAC filters — Replacing the HVAC filters can improve air quality and increase the home's value. ↑
• Both trim and maintain landscaping — Trimming and maintaining the landscaping can improve the home's curb appeal and increase its value. ↑
• Both repair and replace roof — Repairing and replacing the roof can improve the home's structural integrity and increase its value. ↑
• Both repair and replace exterior siding — Repairing and replacing the exterior siding can improve the home's appearance and increase its value. ↑
• Both replace HVAC system — Replacing the HVAC system can improve air quality and increase the home's value. ↑
• Both trim and maintain landscaping — Trimming and maintaining the landscaping can improve the home's curb appeal and increase its value. ↑

ⓘ 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 — Stapleton

• Score: 62/100
• State rank: #227
• US rank: #17116

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

• Census place: Stapleton, AL
• City population: 1,067
• Population (ZIP): 1,067

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 (84%)
• Race & ethnicity: White 84% Two or more races 15% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 21% Lithuanian 9% Scottish 2%
• Foreign-born: 3%
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 96.51%
• Current HPI: 450.9434
• 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

• 2026-06-05 Listed $225,000 BCAR