1883 Cisco Cir · Lillian, AL 36549

$189,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 6 Days on market

Built 1996 0.47 ac lot Est $191k · at est. $74/mo HOA · 4% of rent

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +8.0/15.0
• 1% rule +5.8/10.0
• 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

Wonderful triple wide on two lots. Covered porch(10x18) & screened porch(13x16). Extra high double carport w/ 10x20 workshop & add'l shed. Low maintenance front yard, Separate RV parking w/ hookups. Beautiful back yard w/ fruit trees. Spanish Cove amenities include year round pool, fishing pier, tennis courts & 24 hr security. New public boat ramp in area. This is an incredible home!

Key facts

• Covered front porch
• Fishing pier
• Screened back porch

Tags

• RV PARKING WITH HOOKUPS
• COVERED FRONT PORCH
• SCREENED BACK PORCH
• ADDITIONAL STORAGE SHED
• PRIVATE BEACH
• FISHING PIER

Property features AI

Finance

• Other: Property resale condition; Subdivision lot features (less than 1 acre); Two lots included; Zoned for single-family residence
• HOA & community: Monthly association fee ($74) covering management, common area insurance, grounds maintenance, pest control, recreational facilities, reserves, security, common area taxes, trash, clubhouse and pool; Community amenities include clubhouse, fitness center, game room, meeting room, covered entry, outdoor pool, tennis courts, playground, BBQ area and conference center

Exterior

• Parking: Double carport (2 covered spaces)
• Utilities: Public water (Perdido Bay Water); Baldwin County sewer service; Riviera Utilities
• Home design: Mobile home; One story
• Construction: Vinyl siding and block construction; Composition roof
• Exterior features: Open porch; RV hookup; Storage building/structure; Community/association pool access

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Disposal
• Bedrooms: Primary bedroom on main level with primary bath combo (approx. 15 x 13); Second bedroom (approx. 13 x 10); Third bedroom (approx. 13 x 11)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Heat pump; Ceiling fans
• Interior features: Bonus room; Split bedroom floor plan; Living/Dining combo
• Laundry & utility: Washer and dryer included; Main-level laundry in common area; Utility room (approx. 6 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 8.9% vs local median 4.1% in Lillian — 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 (#97 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F, health & safety 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: 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago 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.
• Current owner paid $102k; list at $189k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $191,296
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1860 Suavez Dr	0.13mi	3/2.0	1,647 (+5%)	7mo	$215,000	$131	80
1696 Santa Cruz Dr	0.27mi	3/2.0	1,568 (0%)	14mo	$192,000	$122	76
1886 Suavez Dr	0.04mi	3/2.0	1,674 (+7%)	15mo	$228,000	$136	75
1836 Spanish Cove Dr N	0.08mi	3/2.0	1,680 (+7%)	15mo	$160,000	$95	72
1649 Del Rey Dr	0.48mi	3/2.0	1,708 (+9%)	4mo	$250,000	$146	59
1692 Santa Cruz Dr	0.24mi	2/2.0 (-1)	1,344 (-14%)	2mo	$160,000	$119	58
1691 Santa Cruz Dr	0.24mi	2/2.0 (-1)	1,481 (-6%)	24mo	$170,000	$115	55
1520 Valencia Dr	0.56mi	3/2.0	1,430 (-9%)	7mo	$78,000	$55	53

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,655
• Equity at exit: $28,181

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $29,296
• Equity at exit: $16,341

Cash invested: $52,920 (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 36549

• Home prices YoY: -7.6%
• Active inventory: 146
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$79
• HOA: −$74
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $408

Break-even live

Break-even rent $1,522

Max offer price $189,000

Occupancy floor 75%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12411 County Road 91 Lillian, AL	4.0	2.0	1232	$1,750	$1.42	13d	1	1.18mi
32042 Terranova Loop Lillian, AL	4.0	2.0	1768	$2,300	$1.30	21d	1	1.21mi

HOA detail

• Monthly dues: $74 · $888/yr
• Likely covers: poolsecurity

Listing history 7 events

1. 2026-06-19
   days on market $189,000 Active 6 DOM
2. 2026-06-18
   days on market $189,000 Active 5 DOM
3. 2026-06-17
   days on market $189,000 Active 4 DOM
4. 2026-06-16
   days on market $189,000 Active 3 DOM
5. 2026-06-15
   days on market $189,000 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $189,000 Active 1 DOM

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$77/yr (+$6/mo · 11.1%)

ⓘ 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 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $24,461
• − Mortgage interest: −$10,587
• − Property taxes: −$698
• − Insurance: −$945
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$888
• − Depreciation: −$5,498
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $4,436/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 — Lillian

• Score: 66/100
• State rank: #97
• US rank: #11371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,152
• Population (ZIP): 6,152

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 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 7% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -23.45%
• Current HPI: 285.5902
• 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

+204.8% since first listed

6 events — show timeline

• 2026-06-10 Listed $189,000 BCAR
• 2012-07-27 Sold (Public Records) $101,600 Public Records
• 2012-07-17 Sold (MLS) $95,000 BCAR
• 2011-12-24 Listed $95,000 BCAR
• 2009-01-15 Sold (Public Records) $105,000 Public Records
• 2002-10-24 Sold (Public Records) $62,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $698 · +34.4% YoY. Source: county tax records.