1887 Suavez Dr · Lillian, AL 36549-5268

$212,500

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 242 Days on market

Built 1995 $115/sqft · 8% above area Est $217k · at est. $74/mo HOA · 4% of rent

---

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 +15.7/30.0
• ARV discount +8.4/15.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.8/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a large 3 bedroom, 2 bath doublewide mobile home in a quiet community with 24 hour on site security and many outstanding amenities. Admire Spanish Cove through it's website SpanishCove.org to see the year round pool, fishing pier, tennis & pickleball courts, fitness center, clubhouses, exchange library, laundry facilities & playground. Privately owned streets are golf cart friendly with nature trails for access to all amenities. 3D Virtural tour can be viewed on Baldwinrealtors.com MLS#386878 or alternate sites Realtor.com & Homes.com. The home has two storage buildings, parking for 4 in the driveway & 2 in the double carport. It has a large open porch and an enclosed Florida room with heating & cooling. The 2 paved patios are great areas for grilling & chilling. Home has it's own well with sprinkler system. House comes FULLY FURNISHED except for small kitchen appliances. Furnishings to convey at no additional cost. New LVP throughout the house. The primary bedroom has an adjacent bath with jetted tub, 2 vanities & separate shower. The 2nd & 3rd bedrooms have long closets with shelving. There is plenty of storage through out the home. The large kitchen has lots of cabinets, a large pantry and a built in desk area. The public boat launch is located 1 mile away. This home is convenient to the white sandy beaches of Florida & Alabama, fabulous restaurants & great shopping opportunities. Family member of a Licensee Buyer to verify all information during due diligence.

Key facts

• Fishing pier
• Fitness center
• Open pool for summer

Tags

• 24 HOUR ON SITE SECURITY
• OPEN POOL FOR SUMMER
• FISHING PIER
• TENNIS PICKLEBALL COURTS
• FITNESS CENTER
• TWO CLUB HOUSES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $212k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $207k (2.4% below list).
• Recommended offer: $187k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.1% in Lillian — 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 66/100 on livability (#97 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools C-, 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.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.
• Current owner paid $37k; list at $212k implies a 474% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.98% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 8.5

CMA / ARV

• ARV (median comp): $216,648
• List price: $212,500
• Delta: -1.91%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1882 Cisco Cir	0.04mi	3/2.0	2,060 (+12%)	6mo	$210,000	$102	74
1754 Spanish Cove Dr	0.33mi	3/2.0	1,880 (+2%)	12mo	$200,000	$106	72
1886 Suavez Dr	0.02mi	3/2.0	1,674 (-9%)	15mo	$228,000	$136	71
1836 Spanish Cove Dr N	0.06mi	3/2.0	1,680 (-9%)	15mo	$160,000	$95	70
1860 Suavez Dr	0.16mi	3/2.0	1,647 (-11%)	7mo	$215,000	$131	68
1661 Spanish Cove Dr	0.52mi	2/2.0 (-1)	1,869 (+1%)	3mo	$225,000	$120	66
1710 S Spanish Cove Dr	0.47mi	3/2.0	1,872 (+1%)	16mo	$250,000	$134	63
1377 Caney Loop	0.75mi	3/2.0	1,836 (-1%)	5mo	$90,000	$49	60
1649 Del Rey Dr	0.52mi	3/2.0	1,708 (-8%)	4mo	$250,000	$146	59
1308 Pensacola Dr	0.70mi	3/3.0	1,820 (-2%)	11mo	$155,000	$85	51

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: 9.3%
• Equity multiple: 1.53×
• Total profit: $31,731
• Equity at exit: $95,549

10-year hold

• IRR: 11.8%
• Equity multiple: 2.76×
• Total profit: $104,612
• Equity at exit: $147,253

Cash invested: $59,500 (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 36549-5268

• Active inventory: 1
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,073 medium
• Mortgage (P&I): −$1,114
• Tax est. 1.5%: −$266 /mo · $3,188/yr
• Insurance: −$89
• HOA: −$74
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $95

Break-even live

Break-even rent $1,953

Max offer price $212,500

Occupancy floor 90%

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12411 County Road 91 Lillian, AL	4.0	2.0	1232	$1,750	$1.42	13d	1	1.11mi
32042 Terranova Loop Lillian, AL	4.0	2.0	1768	$2,300	$1.30	20d	1	1.12mi

HOA detail

• Monthly dues: $74 · $888/yr
• Likely covers: poolgymsecurity

Listing history 23 events

1. 2026-06-19
   days on market $212,500 Active 242 DOM
2. 2026-06-18
   days on market $212,500 Active 241 DOM
3. 2026-06-17
   days on market $212,500 Active 240 DOM
4. 2026-06-16
   days on market $212,500 Active 239 DOM
5. 2026-06-15
   days on market $212,500 Active 238 DOM
6. 2026-06-14
   days on market $212,500 Active 236 DOM
7. 2026-06-13
   days on market $212,500 Active 235 DOM
8. 2026-06-10
   days on market $212,500 Active 233 DOM
9. 2026-06-09
   days on market $212,500 Active 232 DOM
10. 2026-06-08
    days on market $212,500 Active 231 DOM
11. 2026-06-07
    days on market $212,500 Active 230 DOM
12. 2026-06-03
    days on market $212,500 Active 226 DOM
13. 2026-06-02
    days on market $212,500 Active 225 DOM
14. 2026-06-01
    days on market $212,500 Active 224 DOM
15. 2026-05-31
    days on market $212,500 Active 223 DOM
16. 2026-05-30
    days on market $212,500 Active 222 DOM
17. 2026-04-02
    price $214,500 1557-char remark

    Show marketing remark (1557 chars)

    This is a large 3 bedroom, 2 bath doublewide mobile home in a quiet community with 24 hour on site security and many outstanding amenities. Admire Spanish Cove through it's website SpanishCove.org to see the year round pool, fishing pier, tennis & pickleball courts, fitness center, clubhouses, exchange library, laundry facilities & playground. Privately owned streets are golf cart friendly with nature trails for access to all amenities. 3D Virtural tour can be viewed on Baldwinrealtors.com MLS#386878 or alternate sites Realtor.com & Homes.com. The home has two storage buildings, parking for 4 in the driveway & 2 in the double carport. It has a large open porch and an enclosed Florida room with heating & cooling. The 2 paved patios are great areas for grilling & chilling. Home has it's own well with sprinkler system. House comes FULLY FURNISHED except for small kitchen appliances. Furnishings to convey at no additional cost. New LVP throughout the house. The primary bedroom has an adjacent bath with jetted tub, 2 vanities & separate shower. The 2nd & 3rd bedrooms have long closets with shelving. There is plenty of storage through out the home. The large kitchen has lots of cabinets, a large pantry and a built in desk area. The public boat launch is located 1 mile away. This home is convenient to the white sandy beaches of Florida & Alabama, fabulous restaurants & great shopping opportunities. Family member of a Licensee Buyer to verify all information during due diligence.

18. 2026-02-18
    price $218,500 1557-char remark

    Show marketing remark (1557 chars)

    This is a large 3 bedroom, 2 bath doublewide mobile home in a quiet community with 24 hour on site security and many outstanding amenities. Admire Spanish Cove through it's website SpanishCove.org to see the year round pool, fishing pier, tennis & pickleball courts, fitness center, clubhouses, exchange library, laundry facilities & playground. Privately owned streets are golf cart friendly with nature trails for access to all amenities. 3D Virtural tour can be viewed on Baldwinrealtors.com MLS#386878 or alternate sites Realtor.com & Homes.com. The home has two storage buildings, parking for 4 in the driveway & 2 in the double carport. It has a large open porch and an enclosed Florida room with heating & cooling. The 2 paved patios are great areas for grilling & chilling. Home has it's own well with sprinkler system. House comes FULLY FURNISHED except for small kitchen appliances. Furnishings to convey at no additional cost. New LVP throughout the house. The primary bedroom has an adjacent bath with jetted tub, 2 vanities & separate shower. The 2nd & 3rd bedrooms have long closets with shelving. There is plenty of storage through out the home. The large kitchen has lots of cabinets, a large pantry and a built in desk area. The public boat launch is located 1 mile away. This home is convenient to the white sandy beaches of Florida & Alabama, fabulous restaurants & great shopping opportunities. Family member of a Licensee Buyer to verify all information during due diligence.

19. 2026-02-07
    price $219,000 1557-char remark

    Show marketing remark (1557 chars)

    This is a large 3 bedroom, 2 bath doublewide mobile home in a quiet community with 24 hour on site security and many outstanding amenities. Admire Spanish Cove through it's website SpanishCove.org to see the year round pool, fishing pier, tennis & pickleball courts, fitness center, clubhouses, exchange library, laundry facilities & playground. Privately owned streets are golf cart friendly with nature trails for access to all amenities. 3D Virtural tour can be viewed on Baldwinrealtors.com MLS#386878 or alternate sites Realtor.com & Homes.com. The home has two storage buildings, parking for 4 in the driveway & 2 in the double carport. It has a large open porch and an enclosed Florida room with heating & cooling. The 2 paved patios are great areas for grilling & chilling. Home has it's own well with sprinkler system. House comes FULLY FURNISHED except for small kitchen appliances. Furnishings to convey at no additional cost. New LVP throughout the house. The primary bedroom has an adjacent bath with jetted tub, 2 vanities & separate shower. The 2nd & 3rd bedrooms have long closets with shelving. There is plenty of storage through out the home. The large kitchen has lots of cabinets, a large pantry and a built in desk area. The public boat launch is located 1 mile away. This home is convenient to the white sandy beaches of Florida & Alabama, fabulous restaurants & great shopping opportunities. Family member of a Licensee Buyer to verify all information during due diligence.

20. 2026-01-02
    price $219,500 1557-char remark

    Show marketing remark (1557 chars)

    This is a large 3 bedroom, 2 bath doublewide mobile home in a quiet community with 24 hour on site security and many outstanding amenities. Admire Spanish Cove through it's website SpanishCove.org to see the year round pool, fishing pier, tennis & pickleball courts, fitness center, clubhouses, exchange library, laundry facilities & playground. Privately owned streets are golf cart friendly with nature trails for access to all amenities. 3D Virtural tour can be viewed on Baldwinrealtors.com MLS#386878 or alternate sites Realtor.com & Homes.com. The home has two storage buildings, parking for 4 in the driveway & 2 in the double carport. It has a large open porch and an enclosed Florida room with heating & cooling. The 2 paved patios are great areas for grilling & chilling. Home has it's own well with sprinkler system. House comes FULLY FURNISHED except for small kitchen appliances. Furnishings to convey at no additional cost. New LVP throughout the house. The primary bedroom has an adjacent bath with jetted tub, 2 vanities & separate shower. The 2nd & 3rd bedrooms have long closets with shelving. There is plenty of storage through out the home. The large kitchen has lots of cabinets, a large pantry and a built in desk area. The public boat launch is located 1 mile away. This home is convenient to the white sandy beaches of Florida & Alabama, fabulous restaurants & great shopping opportunities. Family member of a Licensee Buyer to verify all information during due diligence.

21. 2025-10-19
    listed $223,000 Active 1557-char remark

    Show marketing remark (1557 chars)

    This is a large 3 bedroom, 2 bath doublewide mobile home in a quiet community with 24 hour on site security and many outstanding amenities. Admire Spanish Cove through it's website SpanishCove.org to see the year round pool, fishing pier, tennis & pickleball courts, fitness center, clubhouses, exchange library, laundry facilities & playground. Privately owned streets are golf cart friendly with nature trails for access to all amenities. 3D Virtural tour can be viewed on Baldwinrealtors.com MLS#386878 or alternate sites Realtor.com & Homes.com. The home has two storage buildings, parking for 4 in the driveway & 2 in the double carport. It has a large open porch and an enclosed Florida room with heating & cooling. The 2 paved patios are great areas for grilling & chilling. Home has it's own well with sprinkler system. House comes FULLY FURNISHED except for small kitchen appliances. Furnishings to convey at no additional cost. New LVP throughout the house. The primary bedroom has an adjacent bath with jetted tub, 2 vanities & separate shower. The 2nd & 3rd bedrooms have long closets with shelving. There is plenty of storage through out the home. The large kitchen has lots of cabinets, a large pantry and a built in desk area. The public boat launch is located 1 mile away. This home is convenient to the white sandy beaches of Florida & Alabama, fabulous restaurants & great shopping opportunities. Family member of a Licensee Buyer to verify all information during due diligence.

22. 2011-06-10
    soldstatus $37,050 104-char remark

    Show marketing remark (104 chars)

    Nice Manufactured Home in Spanish Cove Subdivision. Great amenities. No warranties implied or expressed.

23. 2011-01-07
    listed $42,900 104-char remark

    Show marketing remark (104 chars)

    Nice Manufactured Home in Spanish Cove Subdivision. Great amenities. No warranties implied or expressed.

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $24,875
• − Mortgage interest: −$11,903
• − Property taxes: −$3,188
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$888
• − Depreciation: −$6,182
• Taxable loss: −$2,328
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,700/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 — Lillian

• Score: 66/100
• State rank: #97
• US rank: #11371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+400.0% since first listed

7 events — show timeline

• 2026-04-02 Price Changed $214,500 BCAR
• 2026-02-18 Price Changed $218,500 BCAR
• 2026-02-07 Price Changed $219,000 BCAR
• 2026-01-02 Price Changed $219,500 BCAR
• 2025-10-19 Listed $223,000 BCAR
• 2011-06-10 Sold (MLS) $37,050 BCAR
• 2011-01-07 Listed $42,900 BCAR