7891 Riverwood Dr · Bon Secour, AL 36535

$220,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 26 Days on market

Built 1960 0.46 ac lot $176/sqft · 38% below area Est $353k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MULTIPLE OFFER NOTIFICATION. HIGHEST, BEST, AND FINAL OFFERS DUE 5/6/26 BY 5PM. Back on the market due to no fault of the seller. Charming and well-maintained home situated on a spacious lot offering plenty of room to spread out and enjoy outdoor living. This property features durable tile flooring throughout—no carpet—making for easy maintenance and everyday convenience. The functional layout includes multiple bedrooms and comfortable living spaces filled with natural light. Step outside and you’ll find several standout features, including a covered outdoor entertaining area, a screened porch, and two outbuildings ideal for storage, hobbies, or a workshop. There is also covered parking and ample space for additional vehicles, equipment, or recreational items. The expansive yard provides a great opportunity for gardening, pets, or simply enjoying the privacy and open space. Conveniently located near shopping, dining, and all that Foley has to offer, this property combines affordability, space, and versatility. Buyer to verify all information during due diligence.

Key facts

• Covered parking
• Expansive yard
• Two outbuildings

Tags

• TILE FLOORING
• SCREENED PORCH
• TWO OUTBUILDINGS
• COVERED PARKING
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $60 ($718/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 $200k (9.1% below list).
• Recommended offer: $200k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% in Bon Secour — 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 64/100 on livability (#162 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F, health & safety D-.
• 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: Rents rising (+1.8%/yr); 875 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 36% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 26 days — a 2% lower offer ($217k) 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.
• Current owner paid $189k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,024 (9.1% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $353,001
• List price: $220,000
• Delta: -37.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7423 Fairmont Dr	0.59mi	3/2.0	1,275 (+2%)	1mo	$263,000	$206	68
7504 Oak Dr	0.38mi	3/2.0	1,257 (+1%)	16mo	$335,000	$267	68
7561 Wenzel Rd Unit A7	0.38mi	2/2.0 (-1)	1,220 (-2%)	11mo	$372,500	$305	64
7544 Wenzel Rd Unit B6	0.33mi	2/2.0 (-1)	1,220 (-2%)	18mo	$339,259	$278	60
7374 Coopers Landing Rd	0.57mi	2/2.0 (-1)	1,175 (-6%)	11mo	$410,000	$349	49

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-34,176
• Equity at exit: $32,803

10-year hold

• IRR: -9.5%
• Equity multiple: 0.44×
• Total profit: $-34,215
• Equity at exit: $19,022

Cash invested: $61,600 (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 36535

• Home prices YoY: -24.9%
• Rents YoY: 1.8%
• Active inventory: 875
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $60

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $212	-5% $136	+0% $60	+5% $-16	+10% $-92
Rent	-10% $-98	-5% $-19	+0% $60	+5% $139	+10% $218
Rate	-1.0pp $171	-0.5pp $116	base $60	+0.5pp $3	+1.0pp $-55

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Fulham Ln Foley, AL	4.0	2.0	1787	$2,100	$1.18	14d	1	1.05mi
212 Burnston Way Foley, AL	4.0	2.0	1768	$2,175	$1.23	44d	1	1.05mi
9315 Langley Ave Foley, AL	3.0–4.0	2.0–3.0	1896	$1,775	$0.94	14d	1	1.30mi
9167 Hickory St S Foley, AL	1.0–2.0	1.0–2.0	921	$1,392	$1.51	14d	14	1.33mi
3877 Chesterfield Ln Foley, AL	3.0	2.0	1460	$1,950	$1.34	44d	1	1.40mi

Listing history 15 events

1. 2026-06-09
   status $220,000 Pending 26 DOM
2. 2026-06-08
   days on market $220,000 Active 26 DOM
3. 2026-06-07
   days on market $220,000 Active 25 DOM
4. 2026-06-05
   days on market $220,000 Active 22 DOM
5. 2026-06-03
   days on market $220,000 Active 21 DOM
6. 2026-06-02
   days on market $220,000 Active 20 DOM
7. 2026-06-01
   days on market $220,000 Active 19 DOM
8. 2026-05-31
   days on market $220,000 Active 18 DOM
9. 2026-05-30
   days on market $220,000 Active 17 DOM
10. 2026-05-07
    status Pending 1097-char remark

    Show marketing remark (1097 chars)

    MULTIPLE OFFER NOTIFICATION. HIGHEST, BEST, AND FINAL OFFERS DUE 5/6/26 BY 5PM. Back on the market due to no fault of the seller. Charming and well-maintained home situated on a spacious lot offering plenty of room to spread out and enjoy outdoor living. This property features durable tile flooring throughout—no carpet—making for easy maintenance and everyday convenience. The functional layout includes multiple bedrooms and comfortable living spaces filled with natural light. Step outside and you’ll find several standout features, including a covered outdoor entertaining area, a screened porch, and two outbuildings ideal for storage, hobbies, or a workshop. There is also covered parking and ample space for additional vehicles, equipment, or recreational items. The expansive yard provides a great opportunity for gardening, pets, or simply enjoying the privacy and open space. Conveniently located near shopping, dining, and all that Foley has to offer, this property combines affordability, space, and versatility. Buyer to verify all information during due diligence.

11. 2026-05-01
    status Active 1097-char remark

    Show marketing remark (1097 chars)

    MULTIPLE OFFER NOTIFICATION. HIGHEST, BEST, AND FINAL OFFERS DUE 5/6/26 BY 5PM. Back on the market due to no fault of the seller. Charming and well-maintained home situated on a spacious lot offering plenty of room to spread out and enjoy outdoor living. This property features durable tile flooring throughout—no carpet—making for easy maintenance and everyday convenience. The functional layout includes multiple bedrooms and comfortable living spaces filled with natural light. Step outside and you’ll find several standout features, including a covered outdoor entertaining area, a screened porch, and two outbuildings ideal for storage, hobbies, or a workshop. There is also covered parking and ample space for additional vehicles, equipment, or recreational items. The expansive yard provides a great opportunity for gardening, pets, or simply enjoying the privacy and open space. Conveniently located near shopping, dining, and all that Foley has to offer, this property combines affordability, space, and versatility. Buyer to verify all information during due diligence.

12. 2026-03-29
    status Pending 1097-char remark

    Show marketing remark (1097 chars)

    MULTIPLE OFFER NOTIFICATION. HIGHEST, BEST, AND FINAL OFFERS DUE 5/6/26 BY 5PM. Back on the market due to no fault of the seller. Charming and well-maintained home situated on a spacious lot offering plenty of room to spread out and enjoy outdoor living. This property features durable tile flooring throughout—no carpet—making for easy maintenance and everyday convenience. The functional layout includes multiple bedrooms and comfortable living spaces filled with natural light. Step outside and you’ll find several standout features, including a covered outdoor entertaining area, a screened porch, and two outbuildings ideal for storage, hobbies, or a workshop. There is also covered parking and ample space for additional vehicles, equipment, or recreational items. The expansive yard provides a great opportunity for gardening, pets, or simply enjoying the privacy and open space. Conveniently located near shopping, dining, and all that Foley has to offer, this property combines affordability, space, and versatility. Buyer to verify all information during due diligence.

13. 2026-03-27
    listed $220,000 Active 1097-char remark

    Show marketing remark (1097 chars)

    MULTIPLE OFFER NOTIFICATION. HIGHEST, BEST, AND FINAL OFFERS DUE 5/6/26 BY 5PM. Back on the market due to no fault of the seller. Charming and well-maintained home situated on a spacious lot offering plenty of room to spread out and enjoy outdoor living. This property features durable tile flooring throughout—no carpet—making for easy maintenance and everyday convenience. The functional layout includes multiple bedrooms and comfortable living spaces filled with natural light. Step outside and you’ll find several standout features, including a covered outdoor entertaining area, a screened porch, and two outbuildings ideal for storage, hobbies, or a workshop. There is also covered parking and ample space for additional vehicles, equipment, or recreational items. The expansive yard provides a great opportunity for gardening, pets, or simply enjoying the privacy and open space. Conveniently located near shopping, dining, and all that Foley has to offer, this property combines affordability, space, and versatility. Buyer to verify all information during due diligence.

14. 2025-07-08
    soldstatus $188,900
15. 2016-02-11
    soldstatus $156,900

ⓘ 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 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,003
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,400
• Taxable loss: −$2,961
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $1,428/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.

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 — Bon Secour

• Score: 64/100
• State rank: #162
• US rank: #14482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baldwin County · 181,514 people
• City population: 923
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 40,628
• Household income: $66,714
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 803.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 8% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▼ -86.82%
• Current HPI: 262.2796
• Rent YoY: ▲ 1.81%
• Metro: Daphne-Fairhope-Foley, AL
• 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

+40.2% since first listed

6 events — show timeline

• 2026-05-07 Pending — BCAR
• 2026-05-01 Relisted — BCAR
• 2026-03-29 Pending — BCAR
• 2026-03-27 Listed $220,000 BCAR
• 2025-07-08 Sold (Public Records) $188,900 Public Records
• 2016-02-11 Sold (Public Records) $156,900 Public Records

Property tax history

+6.5%/yr

Latest (2025): $395 · -8.8% YoY. Source: county tax records.