17261 County Road 9 · Summerdale, AL 36580

$220,000

5 bd · 3.0 ba · 1,944 sqft · Manufactured · 61 Days on market

Built 1999 Good condition 1.81 ac lot

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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 +13.6/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This completely remodeled home sits on almost 2 acres close to Fish River and is a MUST SEE! The property has 2 storage buildings and with 5 bedrooms and 3 baths, you have room for everyone with plenty of room for the garden and the animals. This is a great location and the public boat launch is just a short drive and the river waits. Make sure to add this to your tour list today! Buyer to verify all information during due diligence.

Key facts

• 2 acres
• Storage buildings
• Public boat launch

Tags

• REMODELED HOME
• 2 ACRES
• STORAGE BUILDINGS
• PUBLIC BOAT LAUNCH

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $12 ($141/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 $194k (11.8% below list).
• Recommended offer: $194k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 $19k of equity ($2k loan paydown + $18k 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($207k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,940 (11.8% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.5

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: 20.1%
• Equity multiple: 2.48×
• Total profit: $91,030
• Equity at exit: $166,740

10-year hold

• IRR: 18.7%
• Equity multiple: 5.28×
• Total profit: $263,598
• Equity at exit: $330,596

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 36580

• Home prices YoY: 2.8%
• Active inventory: 144
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $12

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 94%

Sensitivity live

Price	-10% $164	-5% $88	+0% $12	+5% $-64	+10% $-140
Rent	-10% $-141	-5% $-65	+0% $12	+5% $88	+10% $165
Rate	-1.0pp $123	-0.5pp $68	base $12	+0.5pp $-45	+1.0pp $-103

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: —

Listing history 19 events

1. 2026-06-21
   days on market $220,000 Active 61 DOM
2. 2026-06-19
   days on market $220,000 Active 59 DOM
3. 2026-06-18
   days on market $220,000 Active 58 DOM
4. 2026-06-17
   days on market $220,000 Active 57 DOM
5. 2026-06-16
   days on market $220,000 Active 56 DOM
6. 2026-06-15
   days on market $220,000 Active 55 DOM
7. 2026-06-14
   days on market $220,000 Active 53 DOM
8. 2026-06-13
   days on market $220,000 Active 52 DOM
9. 2026-06-10
   days on market $220,000 Active 50 DOM
10. 2026-06-09
    days on market $220,000 Active 49 DOM
11. 2026-06-08
    days on market $220,000 Active 48 DOM
12. 2026-06-07
    days on market $220,000 Active 47 DOM
13. 2026-06-05
    days on market $220,000 Active 44 DOM
14. 2026-06-03
    days on market $220,000 Active 43 DOM
15. 2026-06-02
    days on market $220,000 Active 42 DOM
16. 2026-06-01
    days on market $220,000 Active 41 DOM
17. 2026-05-31
    days on market $220,000 Active 40 DOM
18. 2026-05-30
    days on market $220,000 Active 39 DOM
19. 2026-04-21
    listed $220,000 Active 438-char remark

    Show marketing remark (438 chars)

    This completely remodeled home sits on almost 2 acres close to Fish River and is a MUST SEE! The property has 2 storage buildings and with 5 bedrooms and 3 baths, you have room for everyone with plenty of room for the garden and the animals. This is a great location and the public boat launch is just a short drive and the river waits. Make sure to add this to your tour list 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.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,273
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$6,400
• Taxable loss: −$3,574
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $999/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

This completely remodeled home is in good condition with a good condition score of 80. It has a good roof, siding, and interior walls. The home is move-in ready and has a good curb appeal. The home has a good location and is a must-see.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and property value
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers
• Rental Adding a deck or patio — Outdoor living space can increase rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and property value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Rental Adding a deck or patio — Outdoor living space can increase rental appeal ↑

ⓘ 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

• 2026-04-21 Listed $220,000 BCAR