23501 Oasis Blvd · Loxley, AL 36567

$149,500

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 93 Days on market

Built 1999 3.00 ac lot Est $150k · at est.

---

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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.6/15.0
• 1% rule +5.3/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live OFF the BEATEN PATH in this Well Maintained 3/2 Doublewide Mobile Home. OPEN Floor plan and Tile in the Spacious Living Room! The Master Features a Double Vanity, New Shower/Tub Combo, and Walk-In Closet! The Home Sits back on the Property behind a few Trees & Part of the front Yard is Fenced. Detached Single Garage with a Nice Concrete pad with Plenty of Parking! The storage building has power. Watch Wildlife from the Privacy of your own Back Porch! MUST SEE TO APPRECIATE!!!

Key facts

• Split floor plan
• Wired work shop
• Sunroom

Tags

• 3 ACRES
• WIRED WORK SHOP
• UTILITY SHEDS
• SPLIT FLOOR PLAN
• SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.1% in Loxley — 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 66/100 on livability (#95 in AL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B; Watch: crime D, 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: 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 69% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 193 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 $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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $36k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,045 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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. Crime grade is D 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: 1.03% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $149,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23501 Oasis Blvd	0.01mi	3/2.0	1,248 (0%)	1mo	$149,500	$120	99

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,234
• Equity at exit: $22,291

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $17,627
• Equity at exit: $12,926

Cash invested: $41,860 (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: 193
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $283

Break-even live

Break-even rent $1,177

Max offer price $149,500

Occupancy floor 77%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-22
   soldstatus $149,500 Closed
2. 2026-03-06
   status Pending
3. 2026-02-27
   price $149,500
4. 2026-01-29
   price $159,500
5. 2025-12-17
   price $165,500
6. 2025-12-03
   listed $185,900 Active
7. 2018-10-31
   soldstatus $78,000
8. 2018-10-29
   soldstatus $88,000 494-char remark

   Show marketing remark (494 chars)

   Live OFF the BEATEN PATH in this Well Maintained 3/2 Doublewide Mobile Home. OPEN Floor plan and Tile in the Spacious Living Room! The Master Features a Double Vanity, New Shower/Tub Combo, and Walk-In Closet! The Home Sits back on the Property behind a few Trees & Part of the front Yard is Fenced. Detached Single Garage with a Nice Concrete pad with Plenty of Parking! The storage building has power. Watch Wildlife from the Privacy of your own Back Porch! MUST SEE TO APPRECIATE!!!

9. 2018-04-14
   listed $92,000 494-char remark

   Show marketing remark (494 chars)

   Live OFF the BEATEN PATH in this Well Maintained 3/2 Doublewide Mobile Home. OPEN Floor plan and Tile in the Spacious Living Room! The Master Features a Double Vanity, New Shower/Tub Combo, and Walk-In Closet! The Home Sits back on the Property behind a few Trees & Part of the front Yard is Fenced. Detached Single Garage with a Nice Concrete pad with Plenty of Parking! The storage building has power. Watch Wildlife from the Privacy of your own Back Porch! MUST SEE TO APPRECIATE!!!

10. 2017-05-01
    listed $97,900
11. 2000-08-07
    soldstatus $26,900

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,003 · $84/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,425
• − Mortgage interest: −$8,374
• − Property taxes: −$1,003
• − Insurance: −$748
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,349
• Taxable income: $1,003
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $3,157/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 — Loxley

• Score: 66/100
• State rank: #95
• US rank: #11346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baldwin County · 181,514 people
• 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

+455.8% since first listed

11 events — show timeline

• 2026-05-22 Sold (MLS) $149,500 BCAR
• 2026-03-06 Pending — BCAR
• 2026-02-27 Price Changed $149,500 BCAR
• 2026-01-29 Price Changed $159,500 BCAR
• 2025-12-17 Price Changed $165,500 BCAR
• 2025-12-03 Listed $185,900 BCAR
• 2018-10-31 Sold (Public Records) $78,000 Public Records
• 2018-10-29 Sold (MLS) $88,000 BCAR
• 2018-04-14 Listed $92,000 BCAR
• 2017-05-01 Listed $97,900 BCAR
• 2000-08-07 Sold (Public Records) $26,900 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,003 · +493.4% YoY. Source: county tax records.