19060 Garrison Ln · Summerdale, AL 36580

$72,000

3 bd · 2.0 ba · 1,038 sqft · Other · 28 Days on market

Built 2022 Poor condition

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

FOR SALE BY OWNER Located in Baldwin County, Alabama 2022 Tru Home Glory single-wide mobile home featuring: & acirc; & euro; & cent; 3 bedrooms & acirc; & euro; & cent; 2 bathrooms & acirc; & euro; & cent; Custom built-in entertainment center & acirc; & euro; & cent; Dishwasher, refrigerator, and stove/oven included & acirc; & euro; & cent; Washer/dryer hookups & acirc; & euro; & cent; Central AC & acirc; & euro; & cent; Shed included & acirc; & euro; & cent; Approx. 8x10 deck & acirc; & euro; & cent; Power through Baldwin EMC Lot rent is approximately $200/month and inclu

Key facts

• Central ac
• Approx 8x10 deck
• Shed included

Tags

• WASHER DRYER HOOKUPS
• CENTRAL AC
• SHED INCLUDED
• APPROX 8X10 DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $72k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $914 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% 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: 144 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 $6k of equity ($498 loan paydown + $6k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,920 (1.5% 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.48% ✓
• Cap rate: 21.52%
• Cash-on-cash: 54.39%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 65.1%
• Equity multiple: 5.35×
• Total profit: $87,761
• Equity at exit: $54,569

10-year hold

• IRR: 60.3%
• Equity multiple: 11.49×
• Total profit: $211,440
• Equity at exit: $108,195

Cash invested: $20,160 (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: 144
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $914

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 44%

Sensitivity live

Price	-10% $964	-5% $939	+0% $914	+5% $889	+10% $864
Rent	-10% $773	-5% $843	+0% $914	+5% $984	+10% $1,055
Rate	-1.0pp $950	-0.5pp $932	base $914	+0.5pp $895	+1.0pp $876

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $72,000 Active 28 DOM
2. 2026-06-15
   days on market $72,000 Active 27 DOM
3. 2026-06-14
   days on market $72,000 Active 25 DOM
4. 2026-06-13
   days on market $72,000 Active 24 DOM
5. 2026-06-10
   days on market $72,000 Active 22 DOM
6. 2026-06-09
   days on market $72,000 Active 21 DOM
7. 2026-06-08
   days on market $72,000 Active 20 DOM
8. 2026-06-07
   days on market $72,000 Active 19 DOM
9. 2026-06-03
   days on market $72,000 Active 15 DOM
10. 2026-06-02
    days on market $72,000 Active 14 DOM
11. 2026-06-01
    days on market $72,000 Active 13 DOM
12. 2026-05-31
    days on market $72,000 Active 12 DOM
13. 2026-05-30
    days on market $72,000 Active 11 DOM
14. 2026-05-20
    listed $72,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,438
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$2,095
• Taxable income: $10,440
• Est. tax owed @ 24.0%: −$2,506
• After-tax cash flow: $8,459/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 · 2 photos

Poor 20/100 Extensive rehab

This single-wide mobile home requires extensive repairs and maintenance, including roof, siding, and interior updates. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major roof — The satellite image shows a single-wide mobile home, which typically has a metal roof that may need replacement.
• Major exterior siding — The satellite image shows a single-wide mobile home, which typically has siding that may need replacement.
• Major interior walls and paint — The satellite image shows a single-wide mobile home, which typically has interior walls and paint that may need repainting.
• Major windows — The satellite image shows a single-wide mobile home, which typically has windows that may need replacement.
• Major HVAC/mechanical systems — The satellite image shows a single-wide mobile home, which typically has HVAC and mechanical systems that may need replacement.
• Major landscaping — The satellite image shows a single-wide mobile home, which typically has minimal landscaping that may need improvement.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value.
• Resale exterior siding replacement — New siding will improve the home's curb appeal and increase its resale value.
• Resale interior wall and paint repainting — Fresh paint will improve the home's interior appearance and increase its resale value.
• Resale window replacement — New windows will improve the home's energy efficiency and increase its resale value.
• Resale HVAC/mechanical system replacement — A new HVAC system will improve the home's comfort and increase its resale value.
• Resale landscaping improvement — Improved landscaping will enhance the home's curb appeal and increase its resale value.
• Rental landscaping improvement — Improved landscaping will enhance the home's curb appeal and increase its rental value.
• Resale interior updates — Fresh paint and minor interior updates will improve the home's interior appearance and increase its resale value.
• Rental interior updates — Fresh paint and minor interior updates will improve the home's interior appearance and increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows a single-wide mobile home, which typically has a metal roof that may need replacement.	Major	$15,000–50,000
exterior siding · The satellite image shows a single-wide mobile home, which typically has siding that may need replacement.	Major	$15,000–50,000
interior walls and paint · The satellite image shows a single-wide mobile home, which typically has interior walls and paint that may need repainting.	Major	$15,000–50,000
windows · The satellite image shows a single-wide mobile home, which typically has windows that may need replacement.	Major	$15,000–50,000
HVAC/mechanical systems · The satellite image shows a single-wide mobile home, which typically has HVAC and mechanical systems that may need replacement.	Major	$15,000–50,000
landscaping · The satellite image shows a single-wide mobile home, which typically has minimal landscaping that may need improvement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale exterior siding replacement — New siding will improve the home's curb appeal and increase its resale value. ↑
• Resale interior wall and paint repainting — Fresh paint will improve the home's interior appearance and increase its resale value. ↑
• Resale window replacement — New windows will improve the home's energy efficiency and increase its resale value. ↑
• Resale HVAC/mechanical system replacement — A new HVAC system will improve the home's comfort and increase its resale value. ↑
• Resale landscaping improvement — Improved landscaping will enhance the home's curb appeal and increase its resale value. ↑
• Rental landscaping improvement — Improved landscaping will enhance the home's curb appeal and increase its rental value. ↑
• Resale interior updates — Fresh paint and minor interior updates will improve the home's interior appearance and increase its resale value. ↑
• Rental interior updates — Fresh paint and minor interior updates will improve the home's interior appearance and increase its rental 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 — 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

• 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

1 event — show timeline

• 2026-05-20 Listed $72,000 FSBO.com