17595 River Rd · Fairhope, AL 36580

$100,000

3 bd · 2.5 ba · 600 sqft · SingleFamily public records · 32 Days on market

Built 1971 0.66 ac lot ↓ 59% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy Fish Camp on Fish River! This 2 bedroom, 1 bathroom cottage boasts breathtaking views of the serene river and features a two-tier dock with boat lift, as well as your own fishing pond! Located on the quietest part of the river, this property offers the ultimate in relaxation and tranquility. Inside, you will find two comfortable bedrooms, a bathroom, cozy living room, as well as an eat-in kitchen. The inviting space provides a peaceful retreat to unwind after a day on the water. Step outside onto the expansive deck and courtyard and take in the picturesque views of the river. The sandbar is just steps away, making it the ideal spot for swimming, sunbathing, or playing a game of beach volleyball. The pier and boat lift provide easy access to the water, making it convenient to explore the river at your leisure. This property is not just a home, but also the perfect setting for a wedding or family reunion. The beautiful surroundings create an atmosphere that will make any occasion unforgettable. And the location can’t be beat. Only 15 minutes to Mobile Bay and 25 minutes to Gulf Shores! Don’t miss out on the opportunity to make this stunning waterfront property your own!

Key facts

• No wake zone
• Upper deck
• Direct river access

Tags

• WATERFRONT LIVING
• DIRECT RIVER ACCESS
• PRIVATE DOCK
• COVERED BOAT LIFT
• UPPER DECK
• NO WAKE ZONE

Property features AI

Finance

• HOA & community: No HOA transfer fees; No community features

Exterior

• Parking: Parking for three or more vehicles
• Utilities: Summerdale Utilities; Electric service by Baldwin EMC
• Home design: One-story property; Resale condition; Property faces north, south, east and west
• Construction: Composition roof; Other foundation (see remarks); Construction materials: Other (see remarks); Built area reported as 1082 square feet (seller source)
• Exterior features: Covered and open front and rear porches; Covered patio/boat facilities; Boat dock and boat ramp with approximately 110 ft waterfront; Waterfront on Fish River with deeded riverfront access; Less than 1 acre lot with few trees; Has view

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Cooktop; Refrigerator with ice maker
• Flooring: Other (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $36 ($431/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.8% in Fairhope — 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 76/100 on livability (#15 in AL, #3,577 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: Summerdale School (math 23% / reading 55%, grade F, #257 of 627 statewide, top 41%, 573 students, 77% FRL); Elberta High School (math 32% / reading 37%, grade F, #47 of 305 statewide, top 17%, 784 students, 60% FRL) — zoned schools average 68% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 143 active listings in the ZIP; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $8k appreciation (8.0% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.54% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.56×
• Total profit: $43,635
• Equity at exit: $75,791

10-year hold

• IRR: 19.7%
• Equity multiple: 5.48×
• Total profit: $125,552
• Equity at exit: $150,271

Cash invested: $28,000 (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 36580

• Home prices YoY: 2.8%
• Active inventory: 143
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $36

Break-even live

Break-even rent $1,494

Max offer price $100,000

Occupancy floor 93%

Sensitivity live

Price	-10% $93	-5% $64	+0% $36	+5% $8	+10% $-21
Rent	-10% $-86	-5% $-25	+0% $36	+5% $97	+10% $158
Rate	-1.0pp $86	-0.5pp $61	base $36	+0.5pp $10	+1.0pp $-16

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-04-24
   status Pending
2. 2026-03-23
   listed $100,000 Active
3. 2025-06-01
   price $359,900
4. 2025-03-12
   price $369,900
5. 2025-01-06
   price $379,900
6. 2024-09-20
   price $390,000
7. 2024-08-15
   listed $400,000 Active
8. 2023-08-14
   soldstatus $342,500
9. 2023-08-10
   soldstatus $342,500 Closed 1204-char remark

   Show marketing remark (1204 chars)

   Cozy Fish Camp on Fish River! This 2 bedroom, 1 bathroom cottage boasts breathtaking views of the serene river and features a two-tier dock with boat lift, as well as your own fishing pond! Located on the quietest part of the river, this property offers the ultimate in relaxation and tranquility. Inside, you will find two comfortable bedrooms, a bathroom, cozy living room, as well as an eat-in kitchen. The inviting space provides a peaceful retreat to unwind after a day on the water. Step outside onto the expansive deck and courtyard and take in the picturesque views of the river. The sandbar is just steps away, making it the ideal spot for swimming, sunbathing, or playing a game of beach volleyball. The pier and boat lift provide easy access to the water, making it convenient to explore the river at your leisure. This property is not just a home, but also the perfect setting for a wedding or family reunion. The beautiful surroundings create an atmosphere that will make any occasion unforgettable. And the location can’t be beat. Only 15 minutes to Mobile Bay and 25 minutes to Gulf Shores! Don’t miss out on the opportunity to make this stunning waterfront property your own!

10. 2023-08-10
    soldstatus $342,500 Closed

    Show marketing remark (1204 chars)

    Cozy Fish Camp on Fish River! This 2 bedroom, 1 bathroom cottage boasts breathtaking views of the serene river and features a two-tier dock with boat lift, as well as your own fishing pond! Located on the quietest part of the river, this property offers the ultimate in relaxation and tranquility. Inside, you will find two comfortable bedrooms, a bathroom, cozy living room, as well as an eat-in kitchen. The inviting space provides a peaceful retreat to unwind after a day on the water. Step outside onto the expansive deck and courtyard and take in the picturesque views of the river. The sandbar is just steps away, making it the ideal spot for swimming, sunbathing, or playing a game of beach volleyball. The pier and boat lift provide easy access to the water, making it convenient to explore the river at your leisure. This property is not just a home, but also the perfect setting for a wedding or family reunion. The beautiful surroundings create an atmosphere that will make any occasion unforgettable. And the location can’t be beat. Only 15 minutes to Mobile Bay and 25 minutes to Gulf Shores! Don’t miss out on the opportunity to make this stunning waterfront property your own!

11. 2023-06-26
    status Pending

    Show marketing remark (1204 chars)

    Cozy Fish Camp on Fish River! This 2 bedroom, 1 bathroom cottage boasts breathtaking views of the serene river and features a two-tier dock with boat lift, as well as your own fishing pond! Located on the quietest part of the river, this property offers the ultimate in relaxation and tranquility. Inside, you will find two comfortable bedrooms, a bathroom, cozy living room, as well as an eat-in kitchen. The inviting space provides a peaceful retreat to unwind after a day on the water. Step outside onto the expansive deck and courtyard and take in the picturesque views of the river. The sandbar is just steps away, making it the ideal spot for swimming, sunbathing, or playing a game of beach volleyball. The pier and boat lift provide easy access to the water, making it convenient to explore the river at your leisure. This property is not just a home, but also the perfect setting for a wedding or family reunion. The beautiful surroundings create an atmosphere that will make any occasion unforgettable. And the location can’t be beat. Only 15 minutes to Mobile Bay and 25 minutes to Gulf Shores! Don’t miss out on the opportunity to make this stunning waterfront property your own!

12. 2023-06-26
    status Pending 1204-char remark

    Show marketing remark (1204 chars)

    Cozy Fish Camp on Fish River! This 2 bedroom, 1 bathroom cottage boasts breathtaking views of the serene river and features a two-tier dock with boat lift, as well as your own fishing pond! Located on the quietest part of the river, this property offers the ultimate in relaxation and tranquility. Inside, you will find two comfortable bedrooms, a bathroom, cozy living room, as well as an eat-in kitchen. The inviting space provides a peaceful retreat to unwind after a day on the water. Step outside onto the expansive deck and courtyard and take in the picturesque views of the river. The sandbar is just steps away, making it the ideal spot for swimming, sunbathing, or playing a game of beach volleyball. The pier and boat lift provide easy access to the water, making it convenient to explore the river at your leisure. This property is not just a home, but also the perfect setting for a wedding or family reunion. The beautiful surroundings create an atmosphere that will make any occasion unforgettable. And the location can’t be beat. Only 15 minutes to Mobile Bay and 25 minutes to Gulf Shores! Don’t miss out on the opportunity to make this stunning waterfront property your own!

13. 2023-06-14
    price $369,999 1204-char remark

    Show marketing remark (1204 chars)

    Cozy Fish Camp on Fish River! This 2 bedroom, 1 bathroom cottage boasts breathtaking views of the serene river and features a two-tier dock with boat lift, as well as your own fishing pond! Located on the quietest part of the river, this property offers the ultimate in relaxation and tranquility. Inside, you will find two comfortable bedrooms, a bathroom, cozy living room, as well as an eat-in kitchen. The inviting space provides a peaceful retreat to unwind after a day on the water. Step outside onto the expansive deck and courtyard and take in the picturesque views of the river. The sandbar is just steps away, making it the ideal spot for swimming, sunbathing, or playing a game of beach volleyball. The pier and boat lift provide easy access to the water, making it convenient to explore the river at your leisure. This property is not just a home, but also the perfect setting for a wedding or family reunion. The beautiful surroundings create an atmosphere that will make any occasion unforgettable. And the location can’t be beat. Only 15 minutes to Mobile Bay and 25 minutes to Gulf Shores! Don’t miss out on the opportunity to make this stunning waterfront property your own!

14. 2023-06-14
    price $369,999

    Show marketing remark (1204 chars)

    Cozy Fish Camp on Fish River! This 2 bedroom, 1 bathroom cottage boasts breathtaking views of the serene river and features a two-tier dock with boat lift, as well as your own fishing pond! Located on the quietest part of the river, this property offers the ultimate in relaxation and tranquility. Inside, you will find two comfortable bedrooms, a bathroom, cozy living room, as well as an eat-in kitchen. The inviting space provides a peaceful retreat to unwind after a day on the water. Step outside onto the expansive deck and courtyard and take in the picturesque views of the river. The sandbar is just steps away, making it the ideal spot for swimming, sunbathing, or playing a game of beach volleyball. The pier and boat lift provide easy access to the water, making it convenient to explore the river at your leisure. This property is not just a home, but also the perfect setting for a wedding or family reunion. The beautiful surroundings create an atmosphere that will make any occasion unforgettable. And the location can’t be beat. Only 15 minutes to Mobile Bay and 25 minutes to Gulf Shores! Don’t miss out on the opportunity to make this stunning waterfront property your own!

15. 2023-04-29
    listed $399,900 Active

    Show marketing remark (1204 chars)

    Cozy Fish Camp on Fish River! This 2 bedroom, 1 bathroom cottage boasts breathtaking views of the serene river and features a two-tier dock with boat lift, as well as your own fishing pond! Located on the quietest part of the river, this property offers the ultimate in relaxation and tranquility. Inside, you will find two comfortable bedrooms, a bathroom, cozy living room, as well as an eat-in kitchen. The inviting space provides a peaceful retreat to unwind after a day on the water. Step outside onto the expansive deck and courtyard and take in the picturesque views of the river. The sandbar is just steps away, making it the ideal spot for swimming, sunbathing, or playing a game of beach volleyball. The pier and boat lift provide easy access to the water, making it convenient to explore the river at your leisure. This property is not just a home, but also the perfect setting for a wedding or family reunion. The beautiful surroundings create an atmosphere that will make any occasion unforgettable. And the location can’t be beat. Only 15 minutes to Mobile Bay and 25 minutes to Gulf Shores! Don’t miss out on the opportunity to make this stunning waterfront property your own!

16. 2023-04-29
    listed $399,900 Active 1204-char remark

    Show marketing remark (1204 chars)

    Cozy Fish Camp on Fish River! This 2 bedroom, 1 bathroom cottage boasts breathtaking views of the serene river and features a two-tier dock with boat lift, as well as your own fishing pond! Located on the quietest part of the river, this property offers the ultimate in relaxation and tranquility. Inside, you will find two comfortable bedrooms, a bathroom, cozy living room, as well as an eat-in kitchen. The inviting space provides a peaceful retreat to unwind after a day on the water. Step outside onto the expansive deck and courtyard and take in the picturesque views of the river. The sandbar is just steps away, making it the ideal spot for swimming, sunbathing, or playing a game of beach volleyball. The pier and boat lift provide easy access to the water, making it convenient to explore the river at your leisure. This property is not just a home, but also the perfect setting for a wedding or family reunion. The beautiful surroundings create an atmosphere that will make any occasion unforgettable. And the location can’t be beat. Only 15 minutes to Mobile Bay and 25 minutes to Gulf Shores! Don’t miss out on the opportunity to make this stunning waterfront property your own!

17. 2021-09-28
    soldstatus $379,000
18. 2020-08-19
    listed $459,000
19. 2017-06-30
    soldstatus $399,000
20. 2017-06-30
    soldstatus $399,100
21. 2017-01-05
    listed $399,800
22. 2016-11-01
    soldstatus $382,000
23. 2016-07-28
    listed $382,000
24. 2016-02-22
    soldstatus $160,000
25. 2016-02-15
    soldstatus $160,000
26. 2016-01-14
    listed $210,000
27. 2004-07-01
    soldstatus $245,000

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,251 · $188/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,473
• − Mortgage interest: −$5,602
• − Property taxes: −$2,251
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$2,909
• Taxable loss: −$863
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $638/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 — Fairhope

• Score: 76/100
• State rank: #15
• US rank: #3577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 38,108
• Population (ZIP): 7,025

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% Two or more races 17% Hispanic / Latino 17% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 9%

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: ▲ 7.97%
• Current HPI: 288.8697
• 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

-59.2% since first listed

27 events — show timeline

• 2026-04-24 Pending — BCAR
• 2026-03-23 Listed $100,000 BCAR
• 2025-06-01 Price Changed $359,900 BCAR
• 2025-03-12 Price Changed $369,900 BCAR
• 2025-01-06 Price Changed $379,900 BCAR
• 2024-09-20 Price Changed $390,000 BCAR
• 2024-08-15 Listed $400,000 BCAR
• 2023-08-14 Sold (Public Records) $342,500 Public Records
• 2023-08-10 Sold (MLS) $342,500 GCMLS AL
• 2023-08-10 Sold (MLS) $342,500 BCAR
• 2023-06-26 Pending — GCMLS AL
• 2023-06-26 Pending — BCAR
• 2023-06-14 Price Changed $369,999 BCAR
• 2023-06-14 Price Changed $369,999 GCMLS AL
• 2023-04-29 Listed $399,900 GCMLS AL
• 2023-04-29 Listed $399,900 BCAR
• 2021-09-28 Sold (Public Records) $379,000 Public Records
• 2020-08-19 Listed $459,000 BCAR
• 2017-06-30 Sold (Public Records) $399,100 Public Records
• 2017-06-30 Sold (MLS) $399,000 BCAR
• 2017-01-05 Listed $399,800 BCAR
• 2016-11-01 Sold (MLS) $382,000 BCAR
• 2016-07-28 Listed $382,000 BCAR
• 2016-02-22 Sold (Public Records) $160,000 Public Records
• 2016-02-15 Sold (MLS) $160,000 BCAR
• 2016-01-14 Listed $210,000 BCAR
• 2004-07-01 Sold (Public Records) $245,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,251 · +163.1% YoY. Source: county tax records.