274 S Wren Ln · Robertsdale, AL 36567

$184,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 16 Days on market

Built 1993 Good condition 8,624 sqft lot Est $168k · 10% over

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Why this score? — see what drove the D 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 +15.1/30.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• ARV discount +2.9/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 274 S Wren Ln in Robertsdale, a beautifully renovated 3-bedroom, 2-bath home that is truly move-in ready. Situated on owned land and de-titled as real property, this property offers a unique opportunity for buyers seeking space, value, and convenience in the heart of Baldwin County. Inside, you’ll find all-new flooring and fresh paint throughout, creating a bright and inviting atmosphere. The kitchen and bathrooms have been thoughtfully updated with butcher block countertops, while the primary bathroom has been fully renovated to provide a comfortable retreat. Recent exterior improvements, including new gutters, shutters, and skirting, enhance both curb appeal and functiona

Key facts

• Renovated home
• New gutters
• New skirting

Tags

• RENOVATED HOME
• BUTCHER BLOCK COUNTERTOPS
• FULLY RENOVATED BATHROOM
• NEW GUTTERS
• NEW SHUTTERS
• NEW SKIRTING

Property features AI

Finance

• HOA & community: No community features; No transfer fees

Exterior

• Parking: Side entrance parking
• Utilities: Public water; Public sewer; Served by Robertsdale Utilities
• Home design: Mobile home; One story; Resale condition; Less than 1 acre lot; Single-family residence zoning; No waterfront
• Construction: Vinyl siding; Other exterior materials; Metal roof
• Exterior features: Covered rear porch

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: First-floor primary bedroom with sitting area; Primary bedroom has an attached bath
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms; Primary bath with double vanity and shower (no tub)
• Heating & cooling: Central heating; Central electric cooling; Ceiling fans for additional cooling
• Interior features: Ceiling fans; Split bedroom plan; Storm door(s); Wood-burning fireplace in the living room
• Laundry & utility: Indoor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $61 ($727/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 $169k (8.4% below list).
• Recommended offer: $169k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% in Robertsdale — 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 58/100 on livability (#371 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, amenities F, commute 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: Robertsdale Elementary School (math 25% / reading 51%, grade F, #263 of 627 statewide, top 42%, 1,056 students, 73% FRL); Central Baldwin Middle School (math 17% / reading 49%, grade F, #101 of 257 statewide, top 40%, 757 students, 74% FRL); Robertsdale High School (math 34% / reading 34%, grade F, #53 of 305 statewide, top 18%, 1,450 students, 64% FRL) — zoned schools average 70% FRL vs 38% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 197 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 31% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,414 (8.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $167,776
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 S Wren Ln	0.11mi	3/2.0	1,680 (+7%)	17mo	$179,500	$107	69

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-26,079
• Equity at exit: $27,569

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-17,638
• Equity at exit: $15,987

Cash invested: $51,772 (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 →

ZIP-level market 36567

• Home prices YoY: -12.8%
• Active inventory: 197
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $61

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $124	+0% $61	+5% $-3	+10% $-67
Rent	-10% $-73	-5% $-6	+0% $61	+5% $127	+10% $194
Rate	-1.0pp $154	-0.5pp $108	base $61	+0.5pp $13	+1.0pp $-36

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19675 Ogrady Ave Robertsdale, AL	3.0	2.0	1360	$2,000	$1.47	45d	1	1.19mi
22710 Mattingly St Robertsdale, AL	3.0	2.0	1230	$1,700	$1.38	23d	1	1.22mi
22625 Mattingly St Robertsdale, AL	2.0–3.0	1.5–2.0	1033	$1,625	$1.57	15d	4	1.26mi
22615 Mattingly St Robertsdale, AL	3.0	2.0	1050	$1,625	$1.55	45d	1	1.26mi
22577 Mattingly St Robertsdale, AL	2.0	2.0	1200	$1,075	$0.90	45d	1	1.27mi
22532 Hamilton St Robertsdale, AL	4.0	2.0	1490	$1,950	$1.31	23d	1	1.31mi
18740 E Hammond St Robertsdale, AL	3.0	2.0	1227	$1,800	$1.47	45d	1	1.37mi

Listing history 13 events

1. 2026-06-21
   days on market $184,900 Active 16 DOM
2. 2026-06-19
   days on market $184,900 Active 14 DOM
3. 2026-06-18
   days on market $184,900 Active 13 DOM
4. 2026-06-17
   days on market $184,900 Active 12 DOM
5. 2026-06-16
   days on market $184,900 Active 11 DOM
6. 2026-06-15
   days on market $184,900 Active 10 DOM
7. 2026-06-14
   days on market $184,900 Active 8 DOM
8. 2026-06-13
   days on market $184,900 Active 7 DOM
9. 2026-06-10
   days on market $184,900 Active 5 DOM
10. 2026-06-09
    days on market $184,900 Active 4 DOM
11. 2026-06-08
    days on market $184,900 Active 3 DOM
12. 2026-06-07
    remarks 693-char remark
13. 2026-06-07
    listed $184,900 Active 2 DOM

ⓘ 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: $20,330
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$5,379
• Taxable loss: −$2,357
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $1,293/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 · 14 photos

Good 80/100 Cosmetic rehab

This beautifully renovated 3-bedroom, 2-bath home is move-in ready and eligible for FHA, VA, and USDA financing. The interior is modern and well-maintained, with fresh paint and updated fixtures. The exterior is in good condition with a simple, well-maintained landscape.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can add value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can add value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more buyers. ↑

ⓘ 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 — Robertsdale

• Score: 58/100
• State rank: #371
• US rank: #21424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robertsdale, AL
• County: Baldwin County · 181,514 people
• City population: 16,095
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 16,095
• Household income: $66,432
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 274.0

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 (85%)
• Race & ethnicity: White 85% Black 11% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -47.36%
• Current HPI: 323.3496
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-05 Listed $184,900 BCAR