16299 Eden St · Summerdale, AL 36580

$256,490

3 bd · 2.0 ba · 1,413 sqft · SingleFamily · 62 Days on market

Built 2026 Good condition 7,700 sqft lot $182/sqft · at area comps Est $258k · at est. $44/mo HOA · 2% of rent

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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 +14.2/30.0
• Appreciation +9.0/10.0
• ARV discount +7.8/15.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This new three-bedroom home offers convenient single-story living, ideal for modern lifestyles. Two bedrooms are located near the front of the home surrounding a full bathroom, adjacent to a spacious and flexible open-concept layout shared between the kitchen, living and dining areas. A luxurious owner's suite provides a serene retreat at the back of the home with an en-suite bathroom and walk-in closet.

Key facts

• Single-story layout
• Quartz countertops
• Open living space

Tags

• SINGLE-STORY LAYOUT
• OPEN LIVING SPACE
• OWNER'S SUITE
• QUARTZ COUNTERTOPS
• 42 INCH KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $40 ($486/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 $235k (8.4% below list).
• Recommended offer: $235k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: schools D-, crime F, amenities 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: 143 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $20k appreciation (8.0% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $72k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($241k) 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.

Recommended offer $235,067 (8.4% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.92% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $258,340
• List price: $256,490
• Delta: -0.72%
• 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
16180 Eden St	0.07mi	3/2.0	1,413 (0%)	1mo	$250,990	$178	96
19989 Clover Field Ln	0.09mi	3/2.0	1,413 (0%)	5mo	$242,990	$172	92
19960 Clover Field Ln	0.10mi	3/2.0	1,413 (0%)	6mo	$250,990	$178	90
16118 Eden St	0.12mi	4/2.0 (+1)	1,413 (0%)	4mo	$230,990	$163	86
20045 Eden St	0.00mi	3/2.0	1,569 (+11%)	3mo	$257,189	$164	79
16212 Eden St	0.06mi	3/2.0	1,569 (+11%)	1mo	$263,490	$168	78
16194 Eden St	0.06mi	3/2.0	1,569 (+11%)	2mo	$259,490	$165	77
20113 Clover Field Ln	0.10mi	3/2.0	1,569 (+11%)	1mo	$259,490	$165	76
20037 Clover Field Ln	0.09mi	3/2.0	1,569 (+11%)	4mo	$246,846	$157	74
16132 Eden St	0.11mi	3/2.0	1,569 (+11%)	4mo	$254,273	$162	74
16068 Clover Field Ln	0.12mi	3/2.0	1,569 (+11%)	4mo	$255,990	$163	73
19928 Clover Field Ln	0.11mi	3/2.0	1,569 (+11%)	6mo	$274,990	$175	72

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

Projected returns pro-forma

7.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.50×
• Total profit: $107,862
• Equity at exit: $194,396

10-year hold

• IRR: 19.0%
• Equity multiple: 5.33×
• Total profit: $311,141
• Equity at exit: $385,430

Cash invested: $71,817 (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 36580

• Home prices YoY: 2.8%
• Active inventory: 143
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$1,345
• Tax est. 1.5%: −$321 /mo · $3,847/yr
• Insurance: −$107
• HOA: −$44
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $40

Break-even live

Break-even rent $2,299

Max offer price $256,490

Occupancy floor 93%

Sensitivity live

Price	-10% $218	-5% $129	+0% $40	+5% $-48	+10% $-137
Rent	-10% $-145	-5% $-52	+0% $40	+5% $133	+10% $226
Rate	-1.0pp $170	-0.5pp $106	base $40	+0.5pp $-26	+1.0pp $-94

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: $64,122
• Closing costs: $7,695
• 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	14d	1	1.39mi
14836 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	22d	1	1.39mi
14654 Dayton Cir Foley, AL	4.0	2.0	1791	$2,300	$1.28	22d	1	1.40mi
14746 Dayton Cir Foley, AL	4.0	2.0	1800	$2,300	$1.28	44d	1	1.45mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 19 events

1. 2026-06-19
   days on market $256,490 Active 62 DOM
2. 2026-06-18
   days on market $256,490 Active 61 DOM
3. 2026-06-17
   days on market $256,490 Active 60 DOM
4. 2026-06-16
   days on market $256,490 Active 59 DOM
5. 2026-06-15
   days on market $256,490 Active 58 DOM
6. 2026-06-14
   days on market $256,490 Active 56 DOM
7. 2026-06-13
   days on market $256,490 Active 55 DOM
8. 2026-06-10
   days on market $256,490 Active 53 DOM
9. 2026-06-09
   days on market $256,490 Active 52 DOM
10. 2026-06-08
    days on market $256,490 Active 51 DOM
11. 2026-06-07
    days on market $256,490 Active 50 DOM
12. 2026-06-05
    days on market $256,490 Active 47 DOM
13. 2026-06-03
    days on market $256,490 Active 46 DOM
14. 2026-06-02
    days on market $256,490 Active 45 DOM
15. 2026-06-01
    days on market $256,490 Active 44 DOM
16. 2026-05-31
    days on market $256,490 Active 43 DOM
17. 2026-05-30
    pricedays on market $256,490 Active 42 DOM
18. 2026-04-19
    listed $252,490 Active 407-char remark

    Show marketing remark (407 chars)

    This new three-bedroom home offers convenient single-story living, ideal for modern lifestyles. Two bedrooms are located near the front of the home surrounding a full bathroom, adjacent to a spacious and flexible open-concept layout shared between the kitchen, living and dining areas. A luxurious owner's suite provides a serene retreat at the back of the home with an en-suite bathroom and walk-in closet.

19. 2026-04-18
    listed $252,490 Active 579-char remark

    Show marketing remark (579 chars)

    The Wagner floor plan features a practical single-story layout with four comfortable bedrooms and two full bathrooms, centered around an open living space. The kitchen connects easily to the family room and dining area, making the layout functional for everyday living. The owner’s suite is located at the rear of the home for added privacy, while three front bedrooms share a full bath. Standard features like quartz countertops and 42" kitchen cabinets add a modern touch. Tour the Gehrig in Autumn Fields today. Buyer to verify all information during due diligence.

ⓘ 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: $28,208
• − Mortgage interest: −$14,367
• − Property taxes: −$3,847
• − Insurance: −$1,282
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − HOA: −$528
• − Depreciation: −$7,462
• Taxable loss: −$3,792
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $1,396/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 practical layout with four bedrooms and two full bathrooms. The kitchen and bathrooms are modern, and the home is in good condition with no visible repairs needed. Upgrades in paint, flooring, appliances, and smart home features can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the overall look and feel of the bathrooms.
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing to potential buyers/renters.
• Both Adding smart home features — Smart home features can increase convenience and appeal to a wider range of potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the overall look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to a wider range of potential buyers/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 — 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
• City population: 7,025
• Population (ZIP): 7,025

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 (71%)
• Race & ethnicity: White 71% Two or more races 17% Hispanic / Latino 17% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 9%

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: ▲ 7.97%
• Current HPI: 288.8697
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-19 Listed $252,490 Zillow
• 2026-04-18 Listed $252,490 BCAR