34985b Spring Road South Rd Unit B · Stapleton, AL 36578

$198,500

4 bd · 2.0 ba · 2,432 sqft · Manufactured · 56 Days on market

Manufactured home Built 1999 Fair condition 1.85 ac lot $82/sqft · 52% below area ↓ 12% since listing

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -3.1

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.

Key facts

• Rental potential
• Country living
• Large carport

Tags

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $198k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (23.3% below list).
• Recommended offer: $152k (23.3% 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: 39 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $152,156 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $417,690
• List price: $198,500
• Delta: -52.48%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14631 Styx River Rd	0.36mi	3/2.5 (-1)	2,369 (-3%)	16mo	$825,000	$348	58
14827 Majestic Oaks Dr	0.34mi	3/2.0 (-1)	2,304 (-5%)	16mo	$389,900	$169	57
35650 N Spring Rd	0.82mi	4/2.0	2,552 (+5%)	5mo	$385,000	$151	53
34904 Pine Rd S	1.48mi	4/3.0	2,280 (-6%)	4mo	$250,000	$110	47
34711 Pond Rd	0.38mi	3/2.0 (-1)	1,933 (-20%)	7mo	$360,000	$186	46
14191 Trawick Rd	1.36mi	3/2.0 (-1)	2,534 (+4%)	11mo	$404,000	$159	44
34868 Spring Rd S	0.30mi	3/2.0 (-1)	1,922 (-21%)	17mo	$465,000	$242	42
35487 Spring Rd N	0.77mi	4/3.0	2,655 (+9%)	11mo	$430,000	$162	36
14691 Cayden Cir	0.92mi	4/2.5	1,882 (-23%)	14mo	$345,000	$183	27
14601 Trawick Rd	1.29mi	3/2.5 (-1)	1,875 (-23%)	10mo	$380,000	$203	24
13676 Styx River Rd	0.87mi	3/2.0 (-1)	2,031 (-16%)	17mo	$369,900	$182	21
13830 Leona Ct	1.22mi	3/2.0 (-1)	1,950 (-20%)	20mo	$462,000	$237	18

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 2.75×
• Total profit: $97,319
• Equity at exit: $178,825

10-year hold

• IRR: 19.5%
• Equity multiple: 6.31×
• Total profit: $295,138
• Equity at exit: $385,642

Cash invested: $55,580 (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: 39
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$1,041
• Tax est. 1.5%: −$248 /mo · $2,978/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-170

Break-even live

Break-even rent $1,736

Max offer price $173,936

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-101	+0% $-170	+5% $-238	+10% $-307
Rent	-10% $-290	-5% $-230	+0% $-170	+5% $-110	+10% $-50
Rate	-1.0pp $-70	-0.5pp $-119	base $-170	+0.5pp $-221	+1.0pp $-274

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: $49,625
• Closing costs: $5,955
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Listing office: Avast Realty Orange Beach
• HOA & community: Wheelchair accessible community featuresNo transfer fees

Exterior

• Parking: See remarks for parking details
• Utilities: North Baldwin UtilitiesSeptic tankElectric service by Baldwin EMC
• Home design: Mobile homeOne storyResale property
• Construction: Vinyl sidingComposition roofWhole/full ownership
• Exterior features: Level lot with few trees1–3 acre lotMetes and boundsNo waterfrontStorage structureEasement shared with another property (driveway access noted)

Interior

• Kitchen: DishwasherMicrowaveElectric rangeRefrigerator
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral electric cooling
• Interior features: Fireplace (1)Handicap accessible property

Listing history 46 events

1. 2026-07-31
   days on market $198,500 Active 56 DOM
2. 2026-07-30
   days on market $198,500 Active 55 DOM
3. 2026-07-29
   days on market $198,500 Active 54 DOM
4. 2026-07-27
   days on market $198,500 Active 52 DOM
5. 2026-07-25
   days on market $198,500 Active 50 DOM
6. 2026-07-24
   days on market $198,500 Active 49 DOM
7. 2026-07-23
   days on market $198,500 Active 48 DOM
8. 2026-07-22
   days on market $198,500 Active 47 DOM
9. 2026-07-21
   days on market $198,500 Active 46 DOM
10. 2026-07-18
    days on market $198,500 Active 43 DOM
11. 2026-07-16
    days on market $198,500 Active 41 DOM
12. 2026-07-16
    days on market $198,500 Active 40 DOM
13. 2026-07-14
    days on market $198,500 Active 39 DOM
14. 2026-07-13
    days on market $198,500 Active 38 DOM
15. 2026-07-12
    days on market $198,500 Active 37 DOM
16. 2026-07-11
    days on market $198,500 Active 36 DOM
17. 2026-07-10
    days on market $198,500 Active 35 DOM
18. 2026-07-09
    days on market $198,500 Active 34 DOM
19. 2026-07-08
    days on market $198,500 Active 33 DOM
20. 2026-07-07
    days on market $198,500 Active 32 DOM
21. 2026-07-06
    days on market $198,500 Active 31 DOM
22. 2026-07-05
    days on market $198,500 Active 30 DOM
23. 2026-07-04
    days on market $198,500 Active 29 DOM
24. 2026-07-03
    days on market $198,500 Active 28 DOM
25. 2026-07-02
    days on market $198,500 Active 27 DOM
26. 2026-07-01
    days on market $198,500 Active 26 DOM
27. 2026-06-30
    days on market $198,500 Active 25 DOM
28. 2026-06-29
    days on market $198,500 Active 24 DOM
29. 2026-06-28
    days on market $198,500 Active 23 DOM
30. 2026-06-28
    pricedays on market $198,500 Active 22 DOM
31. 2026-06-27
    days on market $225,000 Active 21 DOM
32. 2026-06-25
    days on market $225,000 Active 19 DOM
33. 2026-06-23
    days on market $225,000 Active 17 DOM
34. 2026-06-21
    days on market $225,000 Active 16 DOM
35. 2026-06-19
    days on market $225,000 Active 14 DOM
36. 2026-06-18
    days on market $225,000 Active 13 DOM
37. 2026-06-17
    days on market $225,000 Active 12 DOM
38. 2026-06-16
    days on market $225,000 Active 11 DOM
39. 2026-06-15
    days on market $225,000 Active 10 DOM
40. 2026-06-14
    days on market $225,000 Active 8 DOM
41. 2026-06-13
    days on market $225,000 Active 7 DOM
42. 2026-06-10
    days on market $225,000 Active 5 DOM
43. 2026-06-09
    days on market $225,000 Active 4 DOM
44. 2026-06-08
    days on market $225,000 Active 3 DOM
45. 2026-06-07
    remarks 693-char remark
46. 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: $18,259
• − Mortgage interest: −$11,119
• − Property taxes: −$2,978
• − Insurance: −$992
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$5,775
• Taxable loss: −$5,526
• Est. tax savings @ 24.0%: +$1,326
• After-tax cash flow: $-711/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 Est. rehab $60,800–$109,440 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Stonebridge Elementary Middle Bay Minette Middle School F AL #158/257 Nat'l #10,204/14,009 High Baldwin County High School F AL #140/305 Nat'l #13,542/17,239

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

C Composite livability gradescore 62/100

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
• County: Baldwin · 248,264 people
• City population: 1,067
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 1,067
• Rent vs Own: 0.0% rent · 100.0% own

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Other: Listing office: Avast Realty Orange Beach
• HOA & community: Wheelchair accessible community featuresNo transfer fees

Exterior

• Parking: See remarks for parking details
• Utilities: North Baldwin UtilitiesSeptic tankElectric service by Baldwin EMC
• Home design: Mobile homeOne storyResale property
• Construction: Vinyl sidingComposition roofWhole/full ownership
• Exterior features: Level lot with few trees1–3 acre lotMetes and boundsNo waterfrontStorage structureEasement shared with another property (driveway access noted)

Interior

• Kitchen: DishwasherMicrowaveElectric rangeRefrigerator
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral electric cooling
• Interior features: Fireplace (1)Handicap accessible property

Price history

-11.8% since first listed

2 events — show timeline

• 2026-06-24 Price Changed $198,500 BCAR
• 2026-06-05 Listed $225,000 BCAR