25231 Pompano Dr · Elberta, AL 36530

$178,999

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 95 Days on market

Built 1998 6,534 sqft lot $123/sqft · 39% below area Est $296k · 39% under $8/mo HOA

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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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

STUNNING 2026 3 bedroom 2 bath RENOVATION on deeded lot, so you own the land!!! The double wide is certified with all of the HUD stickers! This reimagined homestead in the heart of Elberta offers the perfect blend of modern luxury and coastal freedom. Whether you are looking for a turn-key residence or a high-performing investment property (Airbnb potential!), this home is ready for you. Freshly pressure-washed and painted inside and out. New French doors, upgraded light fixtures, and a mix of brand-new vinyl and plush carpet. New lower cabinetry, updated countertops. (Fridge and stove convey!) Full bathroom upgrades with modern sinks and faucets. Massive jetted soaking tub and separate walk-in shower. Fenced yard with a seasonal creek, outdoor firepit, fruit trees, and a covered patio deck for ultimate privacy. New gutters and a whole-house water filtration system for pure, clean living. Located in a quiet neighborhood. Small hometown feel and so close to downtown Elberta with a cute coffee shop, Ice cream parlor and Oakley's Wine Bar and Bistro!!Call today to schedule your private tour and see the quality of this renovation in person! Buyer to verify all information during due diligence.

Key facts

• Private porch
• Fenced back yard
• Close to water

Tags

• PRIVATE PORCH
• FENCED BACK YARD
• SEASONAL CREEK
• NEARBY SCHOOLS
• CLOSE TO WATER
• NEAR PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.2% in Elberta — 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 55/100 on livability (#433 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, schools B; Watch: employment C-, crime F, 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: 162 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 $5k 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 95 days — a 9% lower offer ($163k) 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.
• Current owner paid $150k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,889 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $295,592
• List price: $178,999
• Delta: -39.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25231 Pompano Dr Unit U-5	0.00mi	3/2.0	1,456 (0%)	15mo	$110,000	$76	88
9212 Bay Pines Rd	0.46mi	3/2.0	1,392 (-4%)	23mo	$140,000	$101	52

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-10,181
• Equity at exit: $26,689

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $15,469
• Equity at exit: $15,477

Cash invested: $50,120 (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 36530

• Home prices YoY: -4.5%
• Active inventory: 162
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$8
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $295

Break-even live

Break-even rent $1,576

Max offer price $178,999

Occupancy floor 80%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 28 events

1. 2026-06-19
   days on market $178,999 Active 95 DOM
2. 2026-06-18
   days on market $178,999 Active 94 DOM
3. 2026-06-17
   days on market $178,999 Active 93 DOM
4. 2026-06-16
   days on market $178,999 Active 92 DOM
5. 2026-06-15
   days on market $178,999 Active 91 DOM
6. 2026-06-14
   days on market $178,999 Active 89 DOM
7. 2026-06-13
   days on market $178,999 Active 88 DOM
8. 2026-06-10
   days on market $178,999 Active 86 DOM
9. 2026-06-09
   days on market $178,999 Active 85 DOM
10. 2026-06-08
    days on market $178,999 Active 84 DOM
11. 2026-06-07
    days on market $178,999 Active 83 DOM
12. 2026-06-05
    days on market $178,999 Active 80 DOM
13. 2026-06-03
    days on market $178,999 Active 79 DOM
14. 2026-06-02
    days on market $178,999 Active 78 DOM
15. 2026-06-01
    days on market $178,999 Active 77 DOM
16. 2026-05-31
    days on market $178,999 Active 76 DOM
17. 2026-05-30
    days on market $178,999 Active 75 DOM
18. 2026-03-16
    listed $179,999 Active 1208-char remark

    Show marketing remark (1208 chars)

    STUNNING 2026 3 bedroom 2 bath RENOVATION on deeded lot, so you own the land!!! The double wide is certified with all of the HUD stickers! This reimagined homestead in the heart of Elberta offers the perfect blend of modern luxury and coastal freedom. Whether you are looking for a turn-key residence or a high-performing investment property (Airbnb potential!), this home is ready for you. Freshly pressure-washed and painted inside and out. New French doors, upgraded light fixtures, and a mix of brand-new vinyl and plush carpet. New lower cabinetry, updated countertops. (Fridge and stove convey!) Full bathroom upgrades with modern sinks and faucets. Massive jetted soaking tub and separate walk-in shower. Fenced yard with a seasonal creek, outdoor firepit, fruit trees, and a covered patio deck for ultimate privacy. New gutters and a whole-house water filtration system for pure, clean living. Located in a quiet neighborhood. Small hometown feel and so close to downtown Elberta with a cute coffee shop, Ice cream parlor and Oakley's Wine Bar and Bistro!!Call today to schedule your private tour and see the quality of this renovation in person! Buyer to verify all information during due diligence.

19. 2026-03-03
    price $194,900
20. 2026-02-26
    price $199,600
21. 2026-02-20
    price $199,700
22. 2026-02-13
    price $199,800
23. 2026-01-27
    listed $199,900 Active
24. 2025-07-07
    soldstatus $150,000
25. 2025-04-04
    soldstatus $110,000
26. 2005-10-12
    soldstatus $70,304
27. 2004-12-14
    soldstatus $50,000
28. 2004-12-13
    soldstatus $37,100

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $23,393
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$96
• − Depreciation: −$5,207
• Taxable income: $740
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $3,363/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 — Elberta

• Score: 55/100
• State rank: #433
• US rank: #23280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elberta, AL
• Population (ZIP): 6,824

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 7% Hispanic / Latino 4%
• Common ancestry: Italian 5% Slovak 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -17.08%
• Current HPI: 366.2288
• 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

+385.2% since first listed

11 events — show timeline

• 2026-03-16 Listed $179,999 BCAR
• 2026-03-03 Price Changed $194,900 BCAR
• 2026-02-26 Price Changed $199,600 BCAR
• 2026-02-20 Price Changed $199,700 BCAR
• 2026-02-13 Price Changed $199,800 BCAR
• 2026-01-27 Listed $199,900 BCAR
• 2025-07-07 Sold (Public Records) $150,000 Public Records
• 2025-04-04 Sold (Public Records) $110,000 Public Records
• 2005-10-12 Sold (Public Records) $70,304 Public Records
• 2004-12-14 Sold (Public Records) $50,000 Public Records
• 2004-12-13 Sold (Public Records) $37,100 Public Records

Property tax history

+1.7%/yr

Latest (2025): $315 · +7.9% YoY. Source: county tax records.