16087 Eden St · Summerdale, AL 36535

$274,990

4 bd · 2.0 ba · 1,707 sqft · SingleFamily · 34 Days on market

Built 2025 Good condition $44/mo HOA · 2% of rent ↓ 4% since listing

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW COMMUNITY IN SUMMERDALE! The Oxford floorplan delivers 4 bedrooms, 2 bathrooms, and an impressive 1,707 square feet of stylish, open living space packed with standout features! You’ll love the HUGE walk-in closet and spacious walk-in shower in the Owner’s Suite, along with the bright, open kitchen featuring upgraded quartz countertops, white shaker-style cabinets, stainless steel appliances, a pantry, and a generous dining area perfect for entertaining. A 2-car garage and smart layout make this home as functional as it is beautiful. Currently under construction—photos and floorplan renderings are for reference only, and actual colors, finishes, options, and layou

Key facts

• Quartz countertops
• Walk-in closet
• Walk-in shower

Tags

• WALK-IN CLOSET
• WALK-IN SHOWER
• OPEN KITCHEN
• QUARTZ COUNTERTOPS
• WHITE SHAKER-STYLE CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Directions: Corner of CR 28 and CR 73
• HOA & community: Annual association fee of $525 covering association management and grounds maintenance; No transfer fees

Exterior

• Parking: Attached garage (approximately 18 x 20)
• Utilities: Underground utilities; Local utilities (Summerdale); Electric service by Baldwin EMC
• Home design: Single-story, new construction; One level; Whole/full ownership
• Construction: Concrete board exterior; Fortified-Gold construction; Slab foundation; Built by builder (1707 total building area)
• Exterior features: Dimensional roof; Termite contract; Less than 1 acre lot; No waterfront

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Bedrooms: Primary bedroom on the main level, approximately 15 x 15; Second bedroom approximately 10 x 10; Third bedroom approximately 10 x 10; Fourth bedroom approximately 11 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Great room; No fireplace; Termite contract
• Laundry & utility: Electric water heater

🏗️ New construction. The $274,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $278,241.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-15 ($-179/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (10.1% below list).
• Recommended offer: $247k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: crime F, 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: Summerdale School (math 23% / reading 55%, grade F, #257 of 627 statewide, top 41%, 573 students, 77% FRL); Foley Middle School (math 11% / reading 36%, grade F, #172 of 257 statewide, top 68%, 783 students, 82% FRL); Elberta High School (math 32% / reading 37%, grade F, #47 of 305 statewide, top 17%, 784 students, 60% FRL) — zoned schools average 73% FRL vs 38% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 45% district-wide (-13 pts) — the specific schools serving this property underperform the Baldwin County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 883 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 44% 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 $8k 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 34 days — a 3% lower offer ($267k) 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.

Recommended offer $247,081 (10.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $278,241
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20079 Clover Field Ln	0.06mi	4/2.0	1,732 (+2%)	1mo	$266,490	$154	94
16100 Eden St	0.02mi	4/2.0	1,732 (+2%)	4mo	$245,990	$142	93
16162 Eden St	0.07mi	4/2.0	1,732 (+2%)	2mo	$265,990	$154	93
20003 Clover Field Ln	0.07mi	4/2.0	1,732 (+2%)	4mo	$252,285	$146	91
20113 Clover Field Ln	0.06mi	3/2.0 (-1)	1,569 (-8%)	1mo	$259,490	$165	78
16132 Eden St	0.04mi	3/2.0 (-1)	1,569 (-8%)	4mo	$254,273	$162	76
16068 Clover Field Ln	0.04mi	3/2.0 (-1)	1,569 (-8%)	4mo	$255,990	$163	76
16194 Eden St	0.10mi	3/2.0 (-1)	1,569 (-8%)	2mo	$259,490	$165	76
16212 Eden St	0.12mi	3/2.0 (-1)	1,569 (-8%)	1mo	$263,490	$168	75
20037 Clover Field Ln	0.07mi	3/2.0 (-1)	1,569 (-8%)	4mo	$246,846	$157	75
20045 Eden St	0.14mi	3/2.0 (-1)	1,569 (-8%)	3mo	$257,189	$164	72
15425 Paddington Dr	0.67mi	4/2.0	1,928 (+13%)	4mo	$333,000	$173	44

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-48,897
• Equity at exit: $41,487

10-year hold

• IRR: -12.7%
• Equity multiple: 0.29×
• Total profit: $-55,255
• Equity at exit: $24,057

Cash invested: $77,907 (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: 883
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,471 high
• Mortgage (P&I): −$1,459
• Tax est. 1.5%: −$348 /mo · $4,174/yr
• Insurance: −$116
• HOA: −$44
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-15

Break-even live

Break-even rent $2,490

Max offer price $276,082

Occupancy floor 96%

Sensitivity live

Price	-10% $177	-5% $81	+0% $-15	+5% $-111	+10% $-207
Rent	-10% $-210	-5% $-113	+0% $-15	+5% $83	+10% $180
Rate	-1.0pp $125	-0.5pp $56	base $-15	+0.5pp $-87	+1.0pp $-160

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: $69,560
• Closing costs: $8,347
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14843 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	15d	1	1.26mi
14654 Dayton Cir Foley, AL	4.0	2.0	1791	$2,300	$1.28	23d	1	1.27mi
14836 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	23d	1	1.27mi
14746 Dayton Cir Foley, AL	4.0	2.0	1800	$2,300	$1.28	45d	1	1.33mi
15293 Troon Dr Foley, AL	3.0	2.0	1560	$2,600	$1.67	15d	1	1.44mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 5 events

1. 2026-05-20
   status Active
2. 2026-03-02
   status Pending
3. 2026-02-17
   price $274,990
4. 2026-02-08
   price $269,990
5. 2026-02-03
   listed $287,335 Active

ⓘ 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: $29,650
• − Mortgage interest: −$15,586
• − Property taxes: −$4,174
• − Insurance: −$1,391
• − Repairs & maintenance: −$2,372
• − Management: −$2,372
• − HOA: −$528
• − Depreciation: −$8,094
• Taxable loss: −$4,867
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $989/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with no major repairs needed. It offers a good ROI with updates to the exterior and interior that would significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Resale Replace kitchen faucet — Improves functionality and aesthetics
• Resale Replace light fixtures — Improves lighting and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Replace kitchen faucet — Improves functionality and aesthetics ↑
• Resale Replace light fixtures — Improves lighting and aesthetics ↑

ⓘ 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

• Census place: Summerdale, AL
• County: Baldwin County · 181,514 people
• City population: 7,025
• 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

-4.3% since first listed

5 events — show timeline

• 2026-05-20 Relisted — BCAR
• 2026-03-02 Pending — BCAR
• 2026-02-17 Price Changed $274,990 BCAR
• 2026-02-08 Price Changed $269,990 BCAR
• 2026-02-03 Listed $287,335 BCAR