1700 Elaine Ave · Bay Minette, AL 36507

$199,900

3 bd · 1.0 ba · 1,607 sqft · SingleFamily public records · 19 Days on market

Built 1942 0.52 ac lot $124/sqft · 22% below area Est $255k · 22% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• 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

Welcome to charm, convenience, and timeless Southern living in the heart of Bay Minette! This delightful 3-bedroom, 2-bath cottage-style home is perfectly situated on a desirable corner lot, offering both curb appeal and a sense of space in one of the area’s most quaint and historic settings. Step inside to discover a warm and inviting layout filled with natural light, comfortable living spaces, and classic cottage character. Whether you're hosting family gatherings or enjoying a quiet evening at home, this property offers the perfect blend of functionality and charm. Location is everything and this home delivers. You’re just approximately one mile from the vibrant historic downtown district, where you can enjoy local shopping, dining, and community events. Football nights are a breeze with Baldwin County High School stadium only half a mile away, and peace of mind comes with North Baldwin Infirmary also just minutes from your doorstep. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers small-town charm with unbeatable convenience. Come experience the lifestyle that makes Bay Minette so special! Buyer to verify all information during due diligence.

Key facts

• 0.52 acre lot
• 2 parking spots
• Built 1942

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (5.0% below list).
• Recommended offer: $190k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.7% 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+, 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: Bay Minette Elementary School (math 20% / reading 47%, grade F, #318 of 627 statewide, top 51%, 796 students, 74% FRL); Bay Minette Middle School (math 11% / reading 40%, grade F, #158 of 257 statewide, top 63%, 435 students, 78% FRL); Baldwin County High School (math 19% / reading 27%, grade F, #140 of 305 statewide, top 46%, 1,039 students, 66% FRL) — zoned schools average 73% FRL vs 38% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 45% district-wide (-18 pts) — the specific schools serving this property underperform the Baldwin County average; the district grade overstates school quality for this exact location.
• Market conditions: 215 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 $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

• It's been on market 19 days — a 2% lower offer ($197k) 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 $10k; list at $200k implies a 1899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $190,000 (5.0% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $255,368
• List price: $199,900
• Delta: -21.72%
• 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
1700 Elaine Ave	0.00mi	3/2.0	1,607 (0%)	0mo	$199,900	$124	96
1800 Elaine Ave	0.08mi	3/2.0	1,463 (-9%)	6mo	$170,000	$116	72
1710 Auburn Ave	0.09mi	4/2.0 (+1)	1,753 (+9%)	5mo	$237,500	$135	68
302 Norwood Ct	0.26mi	3/2.0	1,521 (-5%)	10mo	$225,000	$148	67
400 W 15th St	0.48mi	3/2.0	1,602 (-0%)	10mo	$242,000	$151	65
104 E 13th St	0.43mi	3/2.0	1,510 (-6%)	8mo	$275,000	$182	59
402 W 15th St	0.50mi	3/2.0	1,668 (+4%)	11mo	$245,000	$147	57
704 Jillian Pl	0.59mi	3/2.0	1,677 (+4%)	7mo	$290,000	$173	56
1403 N Day Ave	0.49mi	3/2.0	1,416 (-12%)	3mo	$225,000	$159	51
1805 Collier Ave	0.60mi	4/2.5 (+1)	1,704 (+6%)	5mo	$125,000	$73	47
1605 Collier Ave	0.60mi	4/2.5 (+1)	1,767 (+10%)	1mo	$260,000	$147	43
1606 Clark Ave	0.64mi	4/1.5 (+1)	1,404 (-13%)	1mo	$226,000	$161	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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-16,209
• Equity at exit: $29,806

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $6,572
• Equity at exit: $17,284

Cash invested: $55,972 (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: 215
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$114 /mo · $1,374/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $255

Break-even live

Break-even rent $1,577

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $368	-5% $312	+0% $255	+5% $198	+10% $142
Rent	-10% $105	-5% $180	+0% $255	+5% $330	+10% $405
Rate	-1.0pp $356	-0.5pp $306	base $255	+0.5pp $203	+1.0pp $150

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: $49,975
• Closing costs: $5,997
• 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	$1,900	$1.41	23d	1	0.60mi

Listing history 8 events

1. 2026-05-30
   status $199,900 Pending 19 DOM
2. 2026-05-11
   historical Active Under Contract 1233-char remark

   Show marketing remark (1230 chars)

   Welcome to charm, convenience, and timeless Southern living in the heart of Bay Minette! This delightful 3-bedroom, 2-bath cottage-style home is perfectly situated on a desirable corner lot, offering both curb appeal and a sense of space in one of the area’s most quaint and historic settings.Step inside to discover a warm and inviting layout filled with natural light, comfortable living spaces, and classic cottage character. Whether you're hosting family gatherings or enjoying a quiet evening at home, this property offers the perfect blend of functionality and charm.Location is everything and this home delivers. You’re just approximately one mile from the vibrant historic downtown district, where you can enjoy local shopping, dining, and community events. Football nights are a breeze with Baldwin County High School stadium only half a mile away, and peace of mind comes with North Baldwin Infirmary also just minutes from your doorstep.Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers small-town charm with unbeatable convenience. Come experience the lifestyle that makes Bay Minette so special! Buyer to verify all information during due diligence.

3. 2026-05-11
   historical Active Under Contract 1230-char remark

   Show marketing remark (1230 chars)

   Welcome to charm, convenience, and timeless Southern living in the heart of Bay Minette! This delightful 3-bedroom, 2-bath cottage-style home is perfectly situated on a desirable corner lot, offering both curb appeal and a sense of space in one of the area’s most quaint and historic settings.Step inside to discover a warm and inviting layout filled with natural light, comfortable living spaces, and classic cottage character. Whether you're hosting family gatherings or enjoying a quiet evening at home, this property offers the perfect blend of functionality and charm.Location is everything and this home delivers. You’re just approximately one mile from the vibrant historic downtown district, where you can enjoy local shopping, dining, and community events. Football nights are a breeze with Baldwin County High School stadium only half a mile away, and peace of mind comes with North Baldwin Infirmary also just minutes from your doorstep.Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers small-town charm with unbeatable convenience. Come experience the lifestyle that makes Bay Minette so special! Buyer to verify all information during due diligence.

4. 2026-05-10
   listed $199,900 Active 1233-char remark

   Show marketing remark (1230 chars)

   Welcome to charm, convenience, and timeless Southern living in the heart of Bay Minette! This delightful 3-bedroom, 2-bath cottage-style home is perfectly situated on a desirable corner lot, offering both curb appeal and a sense of space in one of the area’s most quaint and historic settings.Step inside to discover a warm and inviting layout filled with natural light, comfortable living spaces, and classic cottage character. Whether you're hosting family gatherings or enjoying a quiet evening at home, this property offers the perfect blend of functionality and charm.Location is everything and this home delivers. You’re just approximately one mile from the vibrant historic downtown district, where you can enjoy local shopping, dining, and community events. Football nights are a breeze with Baldwin County High School stadium only half a mile away, and peace of mind comes with North Baldwin Infirmary also just minutes from your doorstep.Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers small-town charm with unbeatable convenience. Come experience the lifestyle that makes Bay Minette so special! Buyer to verify all information during due diligence.

5. 2026-05-10
   listed $199,900 Active 1230-char remark

   Show marketing remark (1230 chars)

   Welcome to charm, convenience, and timeless Southern living in the heart of Bay Minette! This delightful 3-bedroom, 2-bath cottage-style home is perfectly situated on a desirable corner lot, offering both curb appeal and a sense of space in one of the area’s most quaint and historic settings.Step inside to discover a warm and inviting layout filled with natural light, comfortable living spaces, and classic cottage character. Whether you're hosting family gatherings or enjoying a quiet evening at home, this property offers the perfect blend of functionality and charm.Location is everything and this home delivers. You’re just approximately one mile from the vibrant historic downtown district, where you can enjoy local shopping, dining, and community events. Football nights are a breeze with Baldwin County High School stadium only half a mile away, and peace of mind comes with North Baldwin Infirmary also just minutes from your doorstep.Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers small-town charm with unbeatable convenience. Come experience the lifestyle that makes Bay Minette so special! Buyer to verify all information during due diligence.

6. 2026-04-11
   historical $199,900 1233-char remark

   Show marketing remark (1230 chars)

   Welcome to charm, convenience, and timeless Southern living in the heart of Bay Minette! This delightful 3-bedroom, 2-bath cottage-style home is perfectly situated on a desirable corner lot, offering both curb appeal and a sense of space in one of the area’s most quaint and historic settings.Step inside to discover a warm and inviting layout filled with natural light, comfortable living spaces, and classic cottage character. Whether you're hosting family gatherings or enjoying a quiet evening at home, this property offers the perfect blend of functionality and charm.Location is everything and this home delivers. You’re just approximately one mile from the vibrant historic downtown district, where you can enjoy local shopping, dining, and community events. Football nights are a breeze with Baldwin County High School stadium only half a mile away, and peace of mind comes with North Baldwin Infirmary also just minutes from your doorstep.Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers small-town charm with unbeatable convenience. Come experience the lifestyle that makes Bay Minette so special! Buyer to verify all information during due diligence.

7. 2026-04-11
   historical $199,900 1230-char remark

   Show marketing remark (1230 chars)

   Welcome to charm, convenience, and timeless Southern living in the heart of Bay Minette! This delightful 3-bedroom, 2-bath cottage-style home is perfectly situated on a desirable corner lot, offering both curb appeal and a sense of space in one of the area’s most quaint and historic settings.Step inside to discover a warm and inviting layout filled with natural light, comfortable living spaces, and classic cottage character. Whether you're hosting family gatherings or enjoying a quiet evening at home, this property offers the perfect blend of functionality and charm.Location is everything and this home delivers. You’re just approximately one mile from the vibrant historic downtown district, where you can enjoy local shopping, dining, and community events. Football nights are a breeze with Baldwin County High School stadium only half a mile away, and peace of mind comes with North Baldwin Infirmary also just minutes from your doorstep.Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers small-town charm with unbeatable convenience. Come experience the lifestyle that makes Bay Minette so special! Buyer to verify all information during due diligence.

8. 1996-05-24
   soldstatus $10,000

ⓘ 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: $1,374 · $114/mo
• Projected year-2 tax: $1,374 · $114/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 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: $22,800
• − Mortgage interest: −$11,198
• − Property taxes: −$1,374
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,815
• Taxable loss: −$234
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $3,115/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

+1899.0% since first listed

7 events — show timeline

• 2026-05-11 Contingent — BCAR
• 2026-05-11 Contingent — GCMLS AL
• 2026-05-10 Listed $199,900 BCAR
• 2026-05-10 Listed $199,900 GCMLS AL
• 2026-04-11 Coming Soon $199,900 BCAR
• 2026-04-11 Coming Soon $199,900 GCMLS AL
• 1996-05-24 Sold (Public Records) $10,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $1,374 · +41.0% YoY. Source: county tax records.