1111 Hand Ave · Bay Minette, AL 36507

$130,000

2 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 121 Days on market

Built 1940 10,802 sqft lot $98/sqft · 33% below area Est $198k · 34% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential of this one-level home in Downtown Bay Minette! Featuring a spacious 2-bedroom, 2-bath floor plan, this property is priced to sell and full of opportunity. With room to add value, this home offers a blank canvas with the potential to build equity through updates and finishing touches. Located in a growing area with Novelis Corporation nearby, this is a rare opportunity to own property in the heart of downtown Bay Minette. Home is being sold “As Is, Where Is.” Don’t miss out—schedule your showing today! Buyer to verify all information during due diligence.

Key facts

• One level home
• Heart of downtown
• Spacious floor plan

Tags

• ONE LEVEL HOME
• SPACIOUS FLOOR PLAN
• RAPIDLY GROWING COMMUNITY
• HEART OF DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.9% in Bay Minette — 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 63/100 on livability (#179 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime D+, 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: 206 active listings in the ZIP; 1 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 $899 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $130k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 1.33% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $198,129
• List price: $130,000
• Delta: -34.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 W 7th St	0.60mi	3/2.0 (+1)	1,305 (-1%)	7mo	$257,500	$197	60
104 E 13th St	0.11mi	3/2.0 (+1)	1,510 (+14%)	8mo	$275,000	$182	60
1403 N Day Ave	0.46mi	3/2.0 (+1)	1,416 (+7%)	3mo	$225,000	$159	59
601 N Day Ave	0.53mi	3/1.5 (+1)	1,300 (-2%)	8mo	$189,900	$146	59
906 N Hoyle Ave	0.21mi	3/2.0 (+1)	1,461 (+11%)	11mo	$235,000	$161	58
407 Armstrong Ave	0.67mi	3/2.0 (+1)	1,300 (-2%)	9mo	$247,000	$190	54
502 W 8th St	0.44mi	3/2.0 (+1)	1,474 (+12%)	2mo	$240,000	$163	54
1610 Elaine Ave	0.46mi	3/2.0 (+1)	1,176 (-11%)	2mo	$225,000	$191	53
108 E 6th St	0.45mi	3/2.0 (+1)	1,447 (+10%)	12mo	$165,000	$114	48
1800 Elaine Ave	0.60mi	3/2.0 (+1)	1,463 (+11%)	6mo	$170,000	$116	44
400 Collier Ave	0.72mi	3/1.5 (+1)	1,400 (+6%)	8mo	$228,696	$163	43
408 N Armstrong Ave	0.64mi	3/2.0 (+1)	1,424 (+8%)	13mo	$180,000	$126	41

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $8,535
• Equity at exit: $19,383

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $45,620
• Equity at exit: $11,240

Cash invested: $36,400 (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 36507

• Home prices YoY: -7.2%
• Active inventory: 206
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $464

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Petty Ln Bay Minette, AL	2.0–3.0	3.0	1350	$1,725	$1.28	21d	1	1.10mi

Listing history 24 events

1. 2026-06-19
   days on market $130,000 Active 121 DOM
2. 2026-06-18
   days on market $130,000 Active 120 DOM
3. 2026-06-17
   days on market $130,000 Active 119 DOM
4. 2026-06-16
   days on market $130,000 Active 118 DOM
5. 2026-06-15
   days on market $130,000 Active 117 DOM
6. 2026-06-14
   days on market $130,000 Active 115 DOM
7. 2026-06-13
   days on market $130,000 Active 114 DOM
8. 2026-06-10
   days on market $130,000 Active 112 DOM
9. 2026-06-09
   days on market $130,000 Active 111 DOM
10. 2026-06-08
    days on market $130,000 Active 110 DOM
11. 2026-06-07
    days on market $130,000 Active 109 DOM
12. 2026-06-05
    days on market $130,000 Active 106 DOM
13. 2026-06-03
    days on market $130,000 Active 105 DOM
14. 2026-06-02
    days on market $130,000 Active 104 DOM
15. 2026-06-01
    days on market $130,000 Active 103 DOM
16. 2026-05-31
    days on market $130,000 Active 102 DOM
17. 2026-05-30
    days on market $130,000 Active 101 DOM
18. 2026-05-06
    status Active 607-char remark

    Show marketing remark (608 chars)

    Unlock the potential of this one-level home in Downtown Bay Minette! Featuring a spacious 2-bedroom, 2-bath floor plan, this property is priced to sell and full of opportunity. With room to add value, this home offers a blank canvas with the potential to build equity through updates and finishing touches. Located in a growing area with Novelis Corporation nearby, this is a rare opportunity to own property in the heart of downtown Bay Minette. Home is being sold “As Is, Where Is. ” Don’t miss out—schedule your showing today! Buyer to verify all information during due diligence.

19. 2026-05-06
    status Active 608-char remark

    Show marketing remark (608 chars)

    Unlock the potential of this one-level home in Downtown Bay Minette! Featuring a spacious 2-bedroom, 2-bath floor plan, this property is priced to sell and full of opportunity. With room to add value, this home offers a blank canvas with the potential to build equity through updates and finishing touches. Located in a growing area with Novelis Corporation nearby, this is a rare opportunity to own property in the heart of downtown Bay Minette. Home is being sold “As Is, Where Is. ” Don’t miss out—schedule your showing today! Buyer to verify all information during due diligence.

20. 2026-04-29
    status Pending 607-char remark

    Show marketing remark (608 chars)

    Unlock the potential of this one-level home in Downtown Bay Minette! Featuring a spacious 2-bedroom, 2-bath floor plan, this property is priced to sell and full of opportunity. With room to add value, this home offers a blank canvas with the potential to build equity through updates and finishing touches. Located in a growing area with Novelis Corporation nearby, this is a rare opportunity to own property in the heart of downtown Bay Minette. Home is being sold “As Is, Where Is. ” Don’t miss out—schedule your showing today! Buyer to verify all information during due diligence.

21. 2026-04-29
    historical Active Under Contract 608-char remark

    Show marketing remark (608 chars)

    Unlock the potential of this one-level home in Downtown Bay Minette! Featuring a spacious 2-bedroom, 2-bath floor plan, this property is priced to sell and full of opportunity. With room to add value, this home offers a blank canvas with the potential to build equity through updates and finishing touches. Located in a growing area with Novelis Corporation nearby, this is a rare opportunity to own property in the heart of downtown Bay Minette. Home is being sold “As Is, Where Is. ” Don’t miss out—schedule your showing today! Buyer to verify all information during due diligence.

22. 2026-02-18
    listed $150,000 Active 607-char remark

    Show marketing remark (608 chars)

    Unlock the potential of this one-level home in Downtown Bay Minette! Featuring a spacious 2-bedroom, 2-bath floor plan, this property is priced to sell and full of opportunity. With room to add value, this home offers a blank canvas with the potential to build equity through updates and finishing touches. Located in a growing area with Novelis Corporation nearby, this is a rare opportunity to own property in the heart of downtown Bay Minette. Home is being sold “As Is, Where Is. ” Don’t miss out—schedule your showing today! Buyer to verify all information during due diligence.

23. 2026-02-18
    listed $150,000 Active 608-char remark

    Show marketing remark (608 chars)

    Unlock the potential of this one-level home in Downtown Bay Minette! Featuring a spacious 2-bedroom, 2-bath floor plan, this property is priced to sell and full of opportunity. With room to add value, this home offers a blank canvas with the potential to build equity through updates and finishing touches. Located in a growing area with Novelis Corporation nearby, this is a rare opportunity to own property in the heart of downtown Bay Minette. Home is being sold “As Is, Where Is. ” Don’t miss out—schedule your showing today! Buyer to verify all information during due diligence.

24. 2004-01-09
    soldstatus $54,000

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $20,700
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$3,782
• Taxable income: $3,724
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $4,678/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 — Bay Minette

• Score: 63/100
• State rank: #179
• US rank: #15153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bay Minette, AL
• Population (ZIP): 20,350

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 (71%)
• Race & ethnicity: White 71% Black 23% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% 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: ▼ -25.62%
• Current HPI: 329.316
• 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

+177.8% since first listed

7 events — show timeline

• 2026-05-06 Relisted — GCMLS AL
• 2026-05-06 Relisted — BCAR
• 2026-04-29 Pending — GCMLS AL
• 2026-04-29 Contingent — BCAR
• 2026-02-18 Listed $150,000 GCMLS AL
• 2026-02-18 Listed $150,000 BCAR
• 2004-01-09 Sold (Public Records) $54,000 Public Records