24960 Pompano Dr #7 · Elberta, AL 36530

$130,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 50 Days on market

Built 1993 Fair condition 7,230 sqft lot $113/sqft · 36% below area Est $204k · 36% under ↓ 33% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all Water & Nature Lovers located just a short walk from Miflin Creek, for fishing, boating or Kayaking. 2-bedroom, 2-bath home in a great location! NO LOT RENT!! This property features a large two car carport, 2 screened in porch perfect for relaxing. You will own this deeded land, no lot rent!! Minutes to downtown Elberta which offers a small-town charm. Walk in to a large living room with a Cathedral ceiling, in the kitchen has beautiful grey kitchen cabinets with brick backsplash. Dinning room area. Oversize Primary Bedroom with Large Primary bathroom with double vanity and shower. Split floor plan with 2nd bedroom on the opposite end with 2nd full bath. Buyer to verify a

Key facts

• Screened in porch
• Deeded land
• Cathedral ceiling

Tags

• LARGE TWO CAR CARPORT
• SCREENED IN PORCH
• DEEDED LAND
• DOWNTOWN ELBERTA
• CATHEDRAL CEILING
• GREY KITCHEN CABINETS

Property features AI

Finance

• Other: Property directions available
• HOA & community: Association management included; Community is wheelchair accessible; No transfer fees

Exterior

• Parking: Double carport (2 covered spaces)
• Utilities: Well water; Total electric service (Baldwin EMC); Cable connected
• Home design: Mobile home; Resale condition; One story; Faces west
• Construction: Vinyl siding; Steel frame construction; Metal roof
• Exterior features: Covered patio/porch; Has a view; Less than 1 acre; No waterfront; Whole/Full ownership; Handicap and wheelchair accessible

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Tile; Vinyl
• Bathrooms: Two full bathrooms; Primary bath with double vanity and separate shower
• Heating & cooling: Central heating; Central electric cooling; Ceiling fans
• Interior features: Ceiling fans; En-suite; Dining/Kitchen combo; Primary bedroom with attached bath
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.2% in Elberta — 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 55/100 on livability (#433 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, 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.
• Zoned schools: Elberta Elementary School (math 47% / reading 65%, grade C+, #83 of 627 statewide, top 13%, 884 students, 58% FRL); Elberta Middle School (math 21% / reading 67%, grade D, #42 of 257 statewide, top 17%, 267 students, 63% FRL); Elberta High School (math 32% / reading 37%, grade F, #47 of 305 statewide, top 17%, 784 students, 60% FRL) — zoned schools average 60% FRL vs 38% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.77%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $204,500
• List price: $130,000
• Delta: -36.43%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25185 Pompano Dr	0.20mi	3/2.0 (+1)	1,216 (+6%)	2mo	$259,000	$213	75
9492 Brighton Ave	0.18mi	3/2.0 (+1)	1,178 (+2%)	14mo	$275,000	$233	71
25317 Pompano Dr	0.20mi	3/2.0 (+1)	1,120 (-3%)	14mo	$105,000	$94	70
9380 Seabright Ave	0.23mi	2/2.0	1,216 (+6%)	13mo	$150,000	$123	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: 13.1%
• Equity multiple: 1.52×
• Total profit: $19,083
• Equity at exit: $19,383

10-year hold

• IRR: 22.0%
• Equity multiple: 2.88×
• Total profit: $68,397
• Equity at exit: $11,240

Cash invested: $36,400 (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 36530

• Home prices YoY: -4.5%
• Active inventory: 162
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $630

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 62%

Sensitivity live

Price	-10% $720	-5% $675	+0% $630	+5% $585	+10% $540
Rent	-10% $477	-5% $554	+0% $630	+5% $706	+10% $783
Rate	-1.0pp $695	-0.5pp $663	base $630	+0.5pp $596	+1.0pp $562

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $130,000 Active 50 DOM
2. 2026-06-18
   days on market $130,000 Active 49 DOM
3. 2026-06-17
   days on market $130,000 Active 48 DOM
4. 2026-06-16
   days on market $130,000 Active 47 DOM
5. 2026-06-15
   days on market $130,000 Active 46 DOM
6. 2026-06-14
   days on market $130,000 Active 44 DOM
7. 2026-06-13
   days on market $130,000 Active 43 DOM
8. 2026-06-10
   statusdays on market $130,000 Active 41 DOM
9. 2026-06-05
   statusdays on market $130,000 Pending 40 DOM
10. 2026-06-03
    days on market $130,000 Active 39 DOM
11. 2026-06-02
    days on market $130,000 Active 38 DOM
12. 2026-06-01
    days on market $130,000 Active 37 DOM
13. 2026-05-31
    days on market $130,000 Active 36 DOM
14. 2026-05-30
    days on market $130,000 Active 35 DOM
15. 2026-05-11
    price $130,000 735-char remark
16. 2026-04-25
    listed $194,955 Active 735-char remark

ⓘ 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) · 54% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 22 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: $23,215
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$3,782
• Taxable income: $5,837
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $6,158/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. The kitchen and paint are in need of updates, and new flooring would significantly enhance its appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate paint — peeling and in need of touch-up

Value-add opportunities

• Resale new kitchen cabinets — modernizing the kitchen
• Resale paint touch-up — improving the home's curb appeal
• Both new flooring — improving both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
paint · peeling and in need of touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizing the kitchen ↑
• Resale paint touch-up — improving the home's curb appeal ↑
• Both new flooring — improving both resale and 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 — Elberta

• Score: 55/100
• State rank: #433
• US rank: #23280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elberta, AL
• Population (ZIP): 6,824

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Italian 5% Slovak 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -17.08%
• Current HPI: 366.2288
• 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

-33.3% since first listed

4 events — show timeline

• 2026-06-09 Relisted — BCAR
• 2026-06-04 Pending — BCAR
• 2026-05-11 Price Changed $130,000 BCAR
• 2026-04-25 Listed $194,955 BCAR