33228 Stables Drive Dr Unit B · Stapleton, AL 36527

$259,900

3 bd · 2.0 ba · 1,352 sqft · SingleFamily · 519 Days on market

Built 2025 Good condition 0.31 ac lot $192/sqft · 8% below area Est $282k · 8% under $228/mo HOA · 13% of rent

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Why this score? — see what drove the F 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).

• ARV discount +11.1/15.0
• Cash flow +4.8/30.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to invest in a great property? This one is sold with a Lease is in place! Property is professionally managed by Shamrock Properties. 3 bedroom 2 bath ONE STORY, duplex in the Spanish Fort area. Upgrades such as stained concrete floors, granite countertops, and stainless steel appliances are just some of the quality construction that is evident in this home. The primary bathroom has double vanities, tub/shower combo, and a walk-in closet that offers privacy and convenience to the homeowner. Ceiling fans and blinds are included and installed in all bedrooms. The home has an attached single car garage convenient for parking and storage. The yard boasts a large open area with a covered front and back porch. A HUGE BENEFIT TO THESE IS THAT Lawn care, Termite bond, and Insurance on the building is included in the very low $228 monthly dues. Even better those same dues cover insurance on the building and roof. This property is located in a growing area with great shopping, and excellent access to I-10, Mobile, and all of Baldwin County. Overall, this duplex has a lot of great features that makes it an attractive option for someone looking for a comfortable and convenient home in Spanish Fort without the burden of having to keep up the lawn or pay expensive homeowners insurance for the building. Buyer to verify all information during due diligence.

Key facts

• Walk-in closet
• Double vanities
• Granite countertops

Tags

• STAINED CONCRETE FLOORS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DOUBLE VANITIES
• WALK-IN CLOSET
• ATTACHED SINGLE CAR GARAGE

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 $-632 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (32.2% below list).
• Recommended offer: $168k (35.2% below list) — sets the bar for cash-flow.

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: Stapleton School (math 37% / reading 57%, grade D-, #142 of 627 statewide, top 25%, 193 students, 57% 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 67% FRL vs 38% district-wide (29 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 fast (+6.5%/yr); 549 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent is only 18% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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

• It's been on market 519 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,418 (35.2% 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 519 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.43%
• DSCR: 0.54
• GRM: 12.3

CMA / ARV

• ARV (median comp): $282,236
• List price: $259,900
• Delta: -7.91%
• 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
33192 Stables Dr Unit B	0.06mi	3/2.0	1,352 (0%)	2mo	$255,000	$189	96
32408 Revere Drive Dr	1.04mi	3/2.0	1,281 (-5%)	2mo	$287,388	$224	55
12836 Patriot Way	0.99mi	3/2.0	1,281 (-5%)	3mo	$268,500	$210	54
32436 Revere Dr	1.01mi	3/2.0	1,430 (+6%)	3mo	$291,476	$204	52
32378 Revere Drive Dr	1.06mi	4/2.0 (+1)	1,504 (+11%)	2mo	$302,080	$201	40
32250 Revere Drive Dr	1.07mi	4/2.0 (+1)	1,504 (+11%)	2mo	$293,080	$195	40
32392 Revere Drive Dr	1.05mi	4/2.0 (+1)	1,504 (+11%)	2mo	$296,580	$197	40
32478 Revere Dr	0.97mi	4/2.0 (+1)	1,504 (+11%)	2mo	$294,480	$196	40
32407 Revere Dr	1.02mi	4/2.0 (+1)	1,504 (+11%)	3mo	$298,580	$199	39
32445 Revere Dr	0.99mi	4/2.0 (+1)	1,504 (+11%)	3mo	$298,580	$199	39
32484 Revere Dr	0.96mi	4/2.0 (+1)	1,504 (+11%)	3mo	$291,900	$194	38
32462 Revere Dr	0.98mi	4/2.0 (+1)	1,504 (+11%)	4mo	$296,405	$197	38

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 · 6.52% rent growth · sell at horizon

5-year hold

• IRR: -30.6%
• Equity multiple: -0.04×
• Total profit: $-75,754
• Equity at exit: $38,752

10-year hold

• IRR: -19.7%
• Equity multiple: -0.22×
• Total profit: $-88,634
• Equity at exit: $22,471

Cash invested: $72,772 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 7 under contract
• Months of supply: 1.6 mo (61%/mo absorbed)
• Median asking: $259,900 ($192/sqft)
• Median days on market: 385 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +8.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36527

• Home prices YoY: -14.4%
• Rents YoY: 6.5%
• Active inventory: 549
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$228
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-632

Break-even live

Break-even rent $2,562

Max offer price $168,418

Occupancy floor —

Sensitivity live

Price	-10% $-453	-5% $-542	+0% $-632	+5% $-722	+10% $-812
Rent	-10% $-771	-5% $-702	+0% $-632	+5% $-563	+10% $-493
Rate	-1.0pp $-501	-0.5pp $-566	base $-632	+0.5pp $-700	+1.0pp $-768

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: $64,975
• Closing costs: $7,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12862 Churchill Dr Unit A Spanish Fort, AL	3.0	2.0	1520	$1,675	$1.10	6d	1	0.14mi
33101 Stables Dr Unit A Spanish Fort, AL	2.0	2.0	1338	$1,550	$1.16	6d	1	0.17mi
12914 Churchill Dr Unit B Spanish Fort, AL	3.0	2.0	1600	$1,680	$1.05	116d	1	0.19mi
33064 Stables Dr Unit B Spanish Fort, AL	2.0	2.0	1185	$1,600	$1.35	109d	1	0.22mi
32667 Revere Dr Spanish Fort, AL	4.0	2.0	1504	$1,850	$1.23	6d	1	0.88mi
12807 Philadelphia Blvd Spanish Fort, AL	3.0	2.5	1437	$1,750	$1.22	5d	1	1.15mi
32223 Emanicipation Cir Daphne, AL	3.0	2.5	1437	$1,850	$1.29	0d	1	1.15mi
32231 Emancipation Cir Spanish Fort, AL	3.0	2.5	1492	$1,850	$1.24	139d	1	1.16mi

HOA detail $228/mo · $2,736/yr

• Likely covers: landscaping

Listing history 50 events

1. 2026-09-24
   days on market $259,900 Active 519 DOM
2. 2026-09-22
   days on market $259,900 Active 518 DOM
3. 2026-09-21
   days on market $259,900 Active 517 DOM
4. 2026-09-20
   days on market $259,900 Active 516 DOM
5. 2026-09-19
   days on market $259,900 Active 515 DOM
6. 2026-09-18
   days on market $259,900 Active 514 DOM
7. 2026-09-17
   days on market $259,900 Active 513 DOM
8. 2026-09-16
   days on market $259,900 Active 512 DOM
9. 2026-09-15
   days on market $259,900 Active 511 DOM
10. 2026-09-14
    days on market $259,900 Active 510 DOM
11. 2026-09-13
    days on market $259,900 Active 509 DOM
12. 2026-09-12
    days on market $259,900 Active 508 DOM
13. 2026-09-11
    days on market $259,900 Active 507 DOM
14. 2026-09-05
    days on market $259,900 Active 501 DOM
15. 2026-09-04
    days on market $259,900 Active 500 DOM
16. 2026-09-03
    days on market $259,900 Active 499 DOM
17. 2026-08-31
    days on market $259,900 Active 496 DOM
18. 2026-08-30
    days on market $259,900 Active 495 DOM
19. 2026-08-29
    days on market $259,900 Active 494 DOM
20. 2026-08-28
    days on market $259,900 Active 493 DOM
21. 2026-08-27
    days on market $259,900 Active 492 DOM
22. 2026-08-25
    days on market $259,900 Active 490 DOM
23. 2026-08-24
    days on market $259,900 Active 489 DOM
24. 2026-08-23
    days on market $259,900 Active 488 DOM
25. 2026-08-22
    days on market $259,900 Active 487 DOM
26. 2026-08-21
    days on market $259,900 Active 486 DOM
27. 2026-08-20
    days on market $259,900 Active 485 DOM
28. 2026-08-19
    days on market $259,900 Active 484 DOM
29. 2026-08-18
    days on market $259,900 Active 483 DOM
30. 2026-08-17
    days on market $259,900 Active 482 DOM
31. 2026-08-16
    days on market $259,900 Active 481 DOM
32. 2026-08-15
    days on market $259,900 Active 480 DOM
33. 2026-08-14
    days on market $259,900 Active 479 DOM
34. 2026-08-13
    days on market $259,900 Active 478 DOM
35. 2026-08-12
    days on market $259,900 Active 477 DOM
36. 2026-08-11
    days on market $259,900 Active 476 DOM
37. 2026-08-10
    days on market $259,900 Active 475 DOM
38. 2026-08-09
    days on market $259,900 Active 474 DOM
39. 2026-08-08
    days on market $259,900 Active 473 DOM
40. 2026-08-07
    days on market $259,900 Active 472 DOM
41. 2026-08-06
    days on market $259,900 Active 471 DOM
42. 2026-08-05
    days on market $259,900 Active 470 DOM
43. 2026-08-04
    days on market $259,900 Active 469 DOM
44. 2026-08-03
    days on market $259,900 Active 468 DOM
45. 2026-07-31
    days on market $259,900 Active 465 DOM
46. 2026-07-30
    days on market $259,900 Active 464 DOM
47. 2026-07-29
    days on market $259,900 Active 463 DOM
48. 2026-07-27
    days on market $259,900 Active 461 DOM
49. 2026-07-25
    days on market $259,900 Active 459 DOM
50. 2026-07-24
    days on market $259,900 Active 458 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,143
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − HOA: −$2,736
• − Depreciation: −$7,561
• Taxable loss: −$12,293
• Est. tax savings @ 24.0%: +$2,950
• After-tax cash flow: $-4,636/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,760–$20,280 screening

This single-story, two-bedroom home is in good condition with recent upgrades and is ready for move-in. It offers a good balance of curb appeal and interior updates.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home more appealing ↑
• Both Landscaping — Maintaining the landscaping can add value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 32/100

Zoned Schools

Elementary Stapleton School D- AL #142/627 Nat'l #14,504/41,679 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 County · 248,264 people
• City population: 1,067
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 21,765
• Household income: $120,189
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 20% of renters

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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 (80%)
• Race & ethnicity: White 80% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 95% English-only · Spanish 3%

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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: ▼ -39.56%
• Current HPI: 234.5113
• Rent YoY: ▲ 6.52%
• Metro: Daphne-Fairhope-Foley, AL
• 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

Price history

+0.0% since first listed

2 events — show timeline

• 2025-04-22 Listed $259,900 GCMLS AL
• 2025-04-22 Listed $259,900 BCAR