24753 Oak View Ct · Robertsdale, AL 36551

$148,500

3 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 102 Days on market

Built 1999 0.37 ac lot $89/sqft · 60% below area Est $246k · 40% under

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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 +8.2/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer to verify all information during due diligence. Updated 3-bedroom, 2-bath mobile home on a spacious 1/3-acre fully fenced lot in Crystal Orchards features a split-bedroom floor plan for maximum privacy, the home offers a tranquil primary suite with an oversized tub/shower combination and generous walk-in closet. The expansive fenced backyard includes two storage buildings and serves as the perfect blank canvas for family memories, gardening, or letting your pets run freely. Located within 10 minutes of dining & shopping you can have country living while being close enough to what matters. Best of all, this property sits on a deeded lot — giving you full ownership of both the home and land. Includes all Sheds, Furniture, and Appliances. Take the first step toward owning a piece of the American Dream. Contact us today!

Key facts

• 0.37 acre lot
• Built 1999
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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-, schools D+, 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: 166 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $135,135 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.32% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.62%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $245,962
• List price: $148,500
• Delta: -39.62%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24504 Pecan Ct	0.22mi	3/2.0	1,734 (+4%)	7mo	$48,000	$28	77
24098 Gemstone Dr	0.43mi	3/2.0	1,742 (+5%)	14mo	$138,000	$79	60

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $16,968
• Equity at exit: $22,142

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $67,474
• Equity at exit: $12,840

Cash invested: $41,580 (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 36551

• Home prices YoY: -19.6%
• Active inventory: 166
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$779
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $645

Break-even live

Break-even rent $1,136

Max offer price $148,500

Occupancy floor 62%

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24304 Raynagua Blvd Loxley, AL	3.0	2.0	1743	$2,045	$1.17	13d	1	0.39mi
24249 Gemstone Dr Loxley, AL	3.0	2.0	1325	$1,795	$1.35	43d	1	0.46mi
25472 Overlook Dr Loxley, AL	4.0	4.0	1955	$2,000	$1.02	43d	1	0.85mi

Listing history 33 events

1. 2026-06-19
   days on market $148,500 Active 102 DOM
2. 2026-06-18
   days on market $148,500 Active 101 DOM
3. 2026-06-17
   days on market $148,500 Active 100 DOM
4. 2026-06-16
   days on market $148,500 Active 99 DOM
5. 2026-06-15
   days on market $148,500 Active 98 DOM
6. 2026-06-14
   days on market $148,500 Active 96 DOM
7. 2026-06-13
   days on market $148,500 Active 95 DOM
8. 2026-06-10
   days on market $148,500 Active 93 DOM
9. 2026-06-09
   days on market $148,500 Active 92 DOM
10. 2026-06-08
    days on market $148,500 Active 91 DOM
11. 2026-06-07
    days on market $148,500 Active 90 DOM
12. 2026-06-05
    days on market $148,500 Active 87 DOM
13. 2026-06-03
    days on market $148,500 Active 86 DOM
14. 2026-06-02
    days on market $148,500 Active 85 DOM
15. 2026-06-01
    days on market $148,500 Active 84 DOM
16. 2026-05-31
    days on market $148,500 Active 83 DOM
17. 2026-05-30
    days on market $148,500 Active 82 DOM
18. 2026-04-28
    price $154,000 846-char remark

    Show marketing remark (846 chars)

    Buyer to verify all information during due diligence. Updated 3-bedroom, 2-bath mobile home on a spacious 1/3-acre fully fenced lot in Crystal Orchards features a split-bedroom floor plan for maximum privacy, the home offers a tranquil primary suite with an oversized tub/shower combination and generous walk-in closet. The expansive fenced backyard includes two storage buildings and serves as the perfect blank canvas for family memories, gardening, or letting your pets run freely. Located within 10 minutes of dining & shopping you can have country living while being close enough to what matters. Best of all, this property sits on a deeded lot — giving you full ownership of both the home and land. Includes all Sheds, Furniture, and Appliances. Take the first step toward owning a piece of the American Dream. Contact us today!

19. 2026-03-20
    price $160,000 846-char remark

    Show marketing remark (846 chars)

    Buyer to verify all information during due diligence. Updated 3-bedroom, 2-bath mobile home on a spacious 1/3-acre fully fenced lot in Crystal Orchards features a split-bedroom floor plan for maximum privacy, the home offers a tranquil primary suite with an oversized tub/shower combination and generous walk-in closet. The expansive fenced backyard includes two storage buildings and serves as the perfect blank canvas for family memories, gardening, or letting your pets run freely. Located within 10 minutes of dining & shopping you can have country living while being close enough to what matters. Best of all, this property sits on a deeded lot — giving you full ownership of both the home and land. Includes all Sheds, Furniture, and Appliances. Take the first step toward owning a piece of the American Dream. Contact us today!

20. 2026-03-09
    listed $169,000 Active 846-char remark

    Show marketing remark (846 chars)

    Buyer to verify all information during due diligence. Updated 3-bedroom, 2-bath mobile home on a spacious 1/3-acre fully fenced lot in Crystal Orchards features a split-bedroom floor plan for maximum privacy, the home offers a tranquil primary suite with an oversized tub/shower combination and generous walk-in closet. The expansive fenced backyard includes two storage buildings and serves as the perfect blank canvas for family memories, gardening, or letting your pets run freely. Located within 10 minutes of dining & shopping you can have country living while being close enough to what matters. Best of all, this property sits on a deeded lot — giving you full ownership of both the home and land. Includes all Sheds, Furniture, and Appliances. Take the first step toward owning a piece of the American Dream. Contact us today!

21. 2026-03-07
    historical $169,000 846-char remark

    Show marketing remark (846 chars)

    Buyer to verify all information during due diligence. Updated 3-bedroom, 2-bath mobile home on a spacious 1/3-acre fully fenced lot in Crystal Orchards features a split-bedroom floor plan for maximum privacy, the home offers a tranquil primary suite with an oversized tub/shower combination and generous walk-in closet. The expansive fenced backyard includes two storage buildings and serves as the perfect blank canvas for family memories, gardening, or letting your pets run freely. Located within 10 minutes of dining & shopping you can have country living while being close enough to what matters. Best of all, this property sits on a deeded lot — giving you full ownership of both the home and land. Includes all Sheds, Furniture, and Appliances. Take the first step toward owning a piece of the American Dream. Contact us today!

22. 2024-03-04
    soldstatus $125,000
23. 2024-03-01
    soldstatus $125,000 Closed 651-char remark

    Show marketing remark (651 chars)

    Are you looking for an investment opportunity or affordable housing? This updated mobile home on 1/3 acre fenced lot in Crystal Orchard may be what you are looking for. Three bedrooms and two full baths in a split bedroom plan allow for maximum privacy. Primary ensuite has an oversized tub/shower combo. Coupled with a walk in closet, the primary bedroom serves as a quiet retreat from the stresses of the day. Huge fenced backyard with 2 storage buildings is a blank canvas to create your outdoor memories. It is great for Furry family members with plenty of room to run. This mobile home is on a deeded lot. Own a piece of the American Dream today.

24. 2024-03-01
    soldstatus $125,000 Closed

    Show marketing remark (651 chars)

    Are you looking for an investment opportunity or affordable housing? This updated mobile home on 1/3 acre fenced lot in Crystal Orchard may be what you are looking for. Three bedrooms and two full baths in a split bedroom plan allow for maximum privacy. Primary ensuite has an oversized tub/shower combo. Coupled with a walk in closet, the primary bedroom serves as a quiet retreat from the stresses of the day. Huge fenced backyard with 2 storage buildings is a blank canvas to create your outdoor memories. It is great for Furry family members with plenty of room to run. This mobile home is on a deeded lot. Own a piece of the American Dream today.

25. 2024-02-26
    status Pending

    Show marketing remark (651 chars)

    Are you looking for an investment opportunity or affordable housing? This updated mobile home on 1/3 acre fenced lot in Crystal Orchard may be what you are looking for. Three bedrooms and two full baths in a split bedroom plan allow for maximum privacy. Primary ensuite has an oversized tub/shower combo. Coupled with a walk in closet, the primary bedroom serves as a quiet retreat from the stresses of the day. Huge fenced backyard with 2 storage buildings is a blank canvas to create your outdoor memories. It is great for Furry family members with plenty of room to run. This mobile home is on a deeded lot. Own a piece of the American Dream today.

26. 2024-02-26
    status Pending 651-char remark

    Show marketing remark (651 chars)

    Are you looking for an investment opportunity or affordable housing? This updated mobile home on 1/3 acre fenced lot in Crystal Orchard may be what you are looking for. Three bedrooms and two full baths in a split bedroom plan allow for maximum privacy. Primary ensuite has an oversized tub/shower combo. Coupled with a walk in closet, the primary bedroom serves as a quiet retreat from the stresses of the day. Huge fenced backyard with 2 storage buildings is a blank canvas to create your outdoor memories. It is great for Furry family members with plenty of room to run. This mobile home is on a deeded lot. Own a piece of the American Dream today.

27. 2024-01-26
    historical Active Under Contract 651-char remark

    Show marketing remark (651 chars)

    Are you looking for an investment opportunity or affordable housing? This updated mobile home on 1/3 acre fenced lot in Crystal Orchard may be what you are looking for. Three bedrooms and two full baths in a split bedroom plan allow for maximum privacy. Primary ensuite has an oversized tub/shower combo. Coupled with a walk in closet, the primary bedroom serves as a quiet retreat from the stresses of the day. Huge fenced backyard with 2 storage buildings is a blank canvas to create your outdoor memories. It is great for Furry family members with plenty of room to run. This mobile home is on a deeded lot. Own a piece of the American Dream today.

28. 2024-01-26
    historical Active Under Contract

    Show marketing remark (651 chars)

    Are you looking for an investment opportunity or affordable housing? This updated mobile home on 1/3 acre fenced lot in Crystal Orchard may be what you are looking for. Three bedrooms and two full baths in a split bedroom plan allow for maximum privacy. Primary ensuite has an oversized tub/shower combo. Coupled with a walk in closet, the primary bedroom serves as a quiet retreat from the stresses of the day. Huge fenced backyard with 2 storage buildings is a blank canvas to create your outdoor memories. It is great for Furry family members with plenty of room to run. This mobile home is on a deeded lot. Own a piece of the American Dream today.

29. 2024-01-22
    listed $125,000 Active
30. 2024-01-19
    listed $125,000 Active 651-char remark

    Show marketing remark (651 chars)

    Are you looking for an investment opportunity or affordable housing? This updated mobile home on 1/3 acre fenced lot in Crystal Orchard may be what you are looking for. Three bedrooms and two full baths in a split bedroom plan allow for maximum privacy. Primary ensuite has an oversized tub/shower combo. Coupled with a walk in closet, the primary bedroom serves as a quiet retreat from the stresses of the day. Huge fenced backyard with 2 storage buildings is a blank canvas to create your outdoor memories. It is great for Furry family members with plenty of room to run. This mobile home is on a deeded lot. Own a piece of the American Dream today.

31. 2018-08-20
    soldstatus $45,001
32. 2017-11-27
    listed $44,900
33. 2017-09-19
    listed $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $686 · $57/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,435
• − Mortgage interest: −$8,318
• − Property taxes: −$686
• − Insurance: −$742
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$4,320
• Taxable income: $5,619
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $6,392/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.

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

• City population: 16,095
• Population (ZIP): 12,915

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 (75%)
• Race & ethnicity: White 75% Black 15% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -71.18%
• Current HPI: 291.8584
• 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

+157.1% since first listed

16 events — show timeline

• 2026-04-28 Price Changed $154,000 BCAR
• 2026-03-20 Price Changed $160,000 BCAR
• 2026-03-09 Listed $169,000 BCAR
• 2026-03-07 Coming Soon $169,000 BCAR
• 2024-03-04 Sold (Public Records) $125,000 Public Records
• 2024-03-01 Sold (MLS) $125,000 GCMLS AL
• 2024-03-01 Sold (MLS) $125,000 BCAR
• 2024-02-26 Pending — GCMLS AL
• 2024-02-26 Pending — BCAR
• 2024-01-26 Contingent — BCAR
• 2024-01-26 Contingent — GCMLS AL
• 2024-01-22 Listed $125,000 GCMLS AL
• 2024-01-19 Listed $125,000 BCAR
• 2018-08-20 Sold (MLS) $45,001 BCAR
• 2017-11-27 Listed $44,900 BCAR
• 2017-09-19 Listed $59,900 BCAR

Property tax history

+25.2%/yr

Latest (2025): $686 · +119.0% YoY. Source: county tax records.