8600 Beverly Gardens Dr S · Bayou La Batre, AL 36544

$190,000

4 bd · 2.0 ba · 1,904 sqft · SingleFamily · 174 Days on market

Built 2025 0.56 ac lot $100/sqft · 23% below area Est $246k · 23% under ↓ 10% 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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• Livability +2.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful brand new 2025 Hamilton “Ascent” manufactured home, perfectly situated on a paved subdivision sitting on a lot spanning 0.56 acres. This spacious 4 bedroom 2 bath 28 x 68 home offers the perfect combination of style, comfort, and modern living — move-in ready with warranties already in place for your peace of mind. Step inside to find a bright, open layout featuring both a den and a living room, giving you plenty of space to relax and entertain. The kitchen is a showstopper with stainless steel appliances, stainless steel sink, soft close cabinets and a sliding glass door that opens to your backyard for easy outdoor access. The home boasts vinyl flooring throughout for easy maintenance, fiberglass shower, soaking tub, and walk-in closets in the bedrooms for plenty of storage. Built with lasting quality, this Hamilton features vinyl siding, vinyl skirting, and a 29-gauge Galvalume metal roof for superior durability and curb appeal. And for extra confidence, the home comes with a full warranty — 10 years on the structure and 7 years on all appliances, including the central AC system.

Key facts

• Vinyl flooring
• Ceramic sinks
• Open layout

Tags

• 0.56 ACRES
• OPEN LAYOUT
• STAINLESS STEEL APPLIANCES
• CERAMIC SINKS
• SLIDING GLASS DOOR
• VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (23.6% below list).
• Recommended offer: $145k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#493 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety D+, schools F, crime F.
• Mobile County (urban): math 15% / reading 39% proficiency, ranked #81 of 129 in AL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 82 active listings in the ZIP; 1,678 units permitted in Mobile County in 2024 (264 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.
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (10%) 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,098 (23.6% 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 174 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 0.76% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $246,446
• List price: $190,000
• Delta: -22.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8200 Amanda Ln	0.59mi	4/2.0	2,002 (+5%)	1mo	$361,000	$180	63
8341 Meadow Ln N	0.48mi	4/3.0	1,960 (+3%)	9mo	$210,000	$107	61
9021 Cory Ln	0.71mi	3/2.0 (-1)	1,711 (-10%)	3mo	$280,000	$164	43
10741 Meadow Ln W	0.42mi	5/3.0 (+1)	1,647 (-14%)	11mo	$202,500	$123	40
8083 Leisure Woods Dr N	0.73mi	3/2.0 (-1)	1,820 (-4%)	23mo	$245,000	$135	35

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-41,388
• Equity at exit: $28,330

10-year hold

• IRR: -16.8%
• Equity multiple: 0.07×
• Total profit: $-49,628
• Equity at exit: $16,428

Cash invested: $53,200 (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 36544

• Home prices YoY: -17.6%
• Active inventory: 82
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-167

Break-even live

Break-even rent $1,662

Max offer price $165,868

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-24
   status Active 1152-char remark

   Show marketing remark (1152 chars)

   Welcome to this beautiful brand new 2025 Hamilton “Ascent” manufactured home, perfectly situated on a paved subdivision sitting on a lot spanning 0.56 acres. This spacious 4 bedroom 2 bath 28 x 68 home offers the perfect combination of style, comfort, and modern living — move-in ready with warranties already in place for your peace of mind. Step inside to find a bright, open layout featuring both a den and a living room, giving you plenty of space to relax and entertain. The kitchen is a showstopper with stainless steel appliances, stainless steel sink, soft close cabinets and a sliding glass door that opens to your backyard for easy outdoor access. The home boasts vinyl flooring throughout for easy maintenance, fiberglass shower, soaking tub, and walk-in closets in the bedrooms for plenty of storage. Built with lasting quality, this Hamilton features vinyl siding, vinyl skirting, and a 29-gauge Galvalume metal roof for superior durability and curb appeal. And for extra confidence, the home comes with a full warranty — 10 years on the structure and 7 years on all appliances, including the central AC system.

2. 2026-03-30
   historical 1152-char remark

   Show marketing remark (1152 chars)

   Welcome to this beautiful brand new 2025 Hamilton “Ascent” manufactured home, perfectly situated on a paved subdivision sitting on a lot spanning 0.56 acres. This spacious 4 bedroom 2 bath 28 x 68 home offers the perfect combination of style, comfort, and modern living — move-in ready with warranties already in place for your peace of mind. Step inside to find a bright, open layout featuring both a den and a living room, giving you plenty of space to relax and entertain. The kitchen is a showstopper with stainless steel appliances, stainless steel sink, soft close cabinets and a sliding glass door that opens to your backyard for easy outdoor access. The home boasts vinyl flooring throughout for easy maintenance, fiberglass shower, soaking tub, and walk-in closets in the bedrooms for plenty of storage. Built with lasting quality, this Hamilton features vinyl siding, vinyl skirting, and a 29-gauge Galvalume metal roof for superior durability and curb appeal. And for extra confidence, the home comes with a full warranty — 10 years on the structure and 7 years on all appliances, including the central AC system.

3. 2026-01-14
   status Active 1152-char remark

   Show marketing remark (1152 chars)

   Welcome to this beautiful brand new 2025 Hamilton “Ascent” manufactured home, perfectly situated on a paved subdivision sitting on a lot spanning 0.56 acres. This spacious 4 bedroom 2 bath 28 x 68 home offers the perfect combination of style, comfort, and modern living — move-in ready with warranties already in place for your peace of mind. Step inside to find a bright, open layout featuring both a den and a living room, giving you plenty of space to relax and entertain. The kitchen is a showstopper with stainless steel appliances, stainless steel sink, soft close cabinets and a sliding glass door that opens to your backyard for easy outdoor access. The home boasts vinyl flooring throughout for easy maintenance, fiberglass shower, soaking tub, and walk-in closets in the bedrooms for plenty of storage. Built with lasting quality, this Hamilton features vinyl siding, vinyl skirting, and a 29-gauge Galvalume metal roof for superior durability and curb appeal. And for extra confidence, the home comes with a full warranty — 10 years on the structure and 7 years on all appliances, including the central AC system.

4. 2026-01-06
   status Pending 1152-char remark

   Show marketing remark (1152 chars)

   Welcome to this beautiful brand new 2025 Hamilton “Ascent” manufactured home, perfectly situated on a paved subdivision sitting on a lot spanning 0.56 acres. This spacious 4 bedroom 2 bath 28 x 68 home offers the perfect combination of style, comfort, and modern living — move-in ready with warranties already in place for your peace of mind. Step inside to find a bright, open layout featuring both a den and a living room, giving you plenty of space to relax and entertain. The kitchen is a showstopper with stainless steel appliances, stainless steel sink, soft close cabinets and a sliding glass door that opens to your backyard for easy outdoor access. The home boasts vinyl flooring throughout for easy maintenance, fiberglass shower, soaking tub, and walk-in closets in the bedrooms for plenty of storage. Built with lasting quality, this Hamilton features vinyl siding, vinyl skirting, and a 29-gauge Galvalume metal roof for superior durability and curb appeal. And for extra confidence, the home comes with a full warranty — 10 years on the structure and 7 years on all appliances, including the central AC system.

5. 2025-12-15
   price $190,000 1152-char remark

   Show marketing remark (1152 chars)

   Welcome to this beautiful brand new 2025 Hamilton “Ascent” manufactured home, perfectly situated on a paved subdivision sitting on a lot spanning 0.56 acres. This spacious 4 bedroom 2 bath 28 x 68 home offers the perfect combination of style, comfort, and modern living — move-in ready with warranties already in place for your peace of mind. Step inside to find a bright, open layout featuring both a den and a living room, giving you plenty of space to relax and entertain. The kitchen is a showstopper with stainless steel appliances, stainless steel sink, soft close cabinets and a sliding glass door that opens to your backyard for easy outdoor access. The home boasts vinyl flooring throughout for easy maintenance, fiberglass shower, soaking tub, and walk-in closets in the bedrooms for plenty of storage. Built with lasting quality, this Hamilton features vinyl siding, vinyl skirting, and a 29-gauge Galvalume metal roof for superior durability and curb appeal. And for extra confidence, the home comes with a full warranty — 10 years on the structure and 7 years on all appliances, including the central AC system.

6. 2025-10-30
   listed $210,000 Active 1152-char remark

   Show marketing remark (1152 chars)

   Welcome to this beautiful brand new 2025 Hamilton “Ascent” manufactured home, perfectly situated on a paved subdivision sitting on a lot spanning 0.56 acres. This spacious 4 bedroom 2 bath 28 x 68 home offers the perfect combination of style, comfort, and modern living — move-in ready with warranties already in place for your peace of mind. Step inside to find a bright, open layout featuring both a den and a living room, giving you plenty of space to relax and entertain. The kitchen is a showstopper with stainless steel appliances, stainless steel sink, soft close cabinets and a sliding glass door that opens to your backyard for easy outdoor access. The home boasts vinyl flooring throughout for easy maintenance, fiberglass shower, soaking tub, and walk-in closets in the bedrooms for plenty of storage. Built with lasting quality, this Hamilton features vinyl siding, vinyl skirting, and a 29-gauge Galvalume metal roof for superior durability and curb appeal. And for extra confidence, the home comes with a full warranty — 10 years on the structure and 7 years on all appliances, including the central AC system.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 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: $17,412
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$5,527
• Taxable loss: −$5,344
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $-719/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: Mobile County
• NCES district ID: 0102370
• Math proficiency: 15% ▼ -28.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $42,455
• Composite: 22.9/100
• National rank: #8002
• State rank: #81 of 129 in AL

Livability — Bayou La Batre

• Score: 53/100
• State rank: #493
• US rank: #24654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,462
• Population (ZIP): 10,800

Population outlook (Mobile County) Hauer SSP2

• Today (2025): 415,303 people
• By 2030: 411,755 · -0.9%
• By 2040: 399,670 · -3.8%
• By 2050: 382,616 · -7.9%
• By 2075: 337,353 · -18.8%
• By 2100: 283,391 · -31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Asian 8% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Serbian 1% Italian 1%
• Foreign-born: 7% · Vietnam, Canada
• Languages at home: 90% English-only · Vietnamese 6% Other Asian/Pacific 2% Spanish 2%

Political lean MEDSL · Mobile

• 2024 margin: R (+16.4) · D 41.3% · R 57.7%
• 2008→2024 swing: -7.7pp toward R · 2008: -8.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+11.9 2016: R+13.9 2012: R+9.3 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.84%
• Current HPI: 210.5625
• 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

-9.5% since first listed

6 events — show timeline

• 2026-04-24 Relisted — GCMLS AL
• 2026-03-30 Delisted — GCMLS AL
• 2026-01-14 Relisted — GCMLS AL
• 2026-01-06 Pending — GCMLS AL
• 2025-12-15 Price Changed $190,000 GCMLS AL
• 2025-10-30 Listed $210,000 GCMLS AL