25850 Patterson Rd · Loxley, AL 36567

$175,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily · 16 Days on market

Built 1986 Average condition 1.17 ac lot $130/sqft · 53% below area ↓ 12% since listing

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Why this score? — see what drove the D 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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OPPORTUNITY, FIXER UPPER, OVER 1 ACRE WITH SHOP AND RV HOOKUPS! Bring your vision to this partially renovated home on just over an acre. With approximately 75% of the interior remodel already completed, much of the heavy lifting has been done, making this an excellent opportunity for an owner-occupant, investor, or anyone seeking extra space for hobbies, equipment, or recreational vehicles. Recent improvements include granite countertops, a large kitchen island, new cabinetry, luxury vinyl plank flooring, fresh carpet in select areas, updated interior doors, new blinds, and newer windows throughout most of the home. The ceilings have been scraped and painted. The seller will also i

Key facts

• Brand-new cabinets
• New carpet
• Lvp flooring

Tags

• GRANITE COUNTERTOPS
• SPACIOUS KITCHEN ISLAND
• BRAND-NEW CABINETS
• LVP FLOORING
• NEW CARPET
• UPDATED INTERIOR DOORS

Property features AI

Finance

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

Exterior

• Utilities: Electric service: Baldwin EMC; No waterfront
• Home design: Single-story home; One level; Resale property
• Construction: Vinyl siding; Wood siding; Pillar/post/pier foundation; Metal roof; Built with 1,344 square feet (assessor)
• Exterior features: Front porch; Storage structure on property; 3–5 acres

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on the 1st floor; Primary bedroom has a primary bed/bath combo
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Tile floors; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $12 ($146/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 $155k (11.6% below list).
• Recommended offer: $155k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.1% in Loxley — 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 (#95 in AL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B; 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: Rosinton School (math 42% / reading 62%, grade C-, #102 of 627 statewide, top 17%, 345 students, 59% FRL); Central Baldwin Middle School (math 17% / reading 49%, grade F, #101 of 257 statewide, top 40%, 757 students, 74% FRL); Robertsdale High School (math 34% / reading 34%, grade F, #53 of 305 statewide, top 18%, 1,450 students, 64% FRL) — zoned schools average 66% FRL vs 38% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 197 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 16 days — a 2% lower offer ($172k) 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.

Recommended offer $154,624 (11.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $370,761
• List price: $175,000
• Delta: -52.80%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25867 Goat Cooper Rd	0.71mi	2/2.0 (-1)	1,361 (+1%)	18mo	$575,000	$422	40

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-27,561
• Equity at exit: $26,093

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-22,909
• Equity at exit: $15,131

Cash invested: $49,000 (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 36567

• Home prices YoY: -12.8%
• Active inventory: 197
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $12

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $133	-5% $73	+0% $12	+5% $-48	+10% $-109
Rent	-10% $-110	-5% $-49	+0% $12	+5% $73	+10% $134
Rate	-1.0pp $100	-0.5pp $57	base $12	+0.5pp $-33	+1.0pp $-79

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $175,000 Active 16 DOM
2. 2026-06-19
   days on market $175,000 Active 14 DOM
3. 2026-06-18
   days on market $175,000 Active 13 DOM
4. 2026-06-17
   days on market $175,000 Active 12 DOM
5. 2026-06-16
   days on market $175,000 Active 11 DOM
6. 2026-06-15
   days on market $175,000 Active 10 DOM
7. 2026-06-14
   days on market $175,000 Active 8 DOM
8. 2026-06-13
   days on market $175,000 Active 7 DOM
9. 2026-06-10
   days on market $175,000 Active 5 DOM
10. 2026-06-09
    days on market $175,000 Active 4 DOM
11. 2026-06-08
    days on market $175,000 Active 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    days on marketlisting id $175,000 Active 2 DOM
14. 2026-05-31
    days on market $175,000 Active 365 DOM
15. 2026-05-30
    days on market $175,000 Active 364 DOM
16. 2025-12-10
    price $175,000 1853-char remark
17. 2025-11-10
    price $190,000 1853-char remark
18. 2025-05-31
    listed $200,000 Active 1853-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,555
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,091
• Taxable loss: −$2,808
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $820/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.

Condition & rehab AI · 11 photos

Average 55/100 Moderate rehab

A partially renovated home with good interior finishes and a good roof, but some exterior and landscaping improvements are needed to maximize its value.

Repairs flagged

• Minor roof — no visible damage
• Minor exterior siding — some wear
• Minor landscaping — some debris

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental trim trees — improves privacy
• Both clean gutters — improves drainage and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · no visible damage	Minor	$500–3,000
exterior siding · some wear	Minor	$500–3,000
landscaping · some debris	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental trim trees — improves privacy ↑
• Both clean gutters — improves drainage and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Loxley

• Score: 66/100
• State rank: #95
• US rank: #11346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baldwin County · 181,514 people
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 16,095
• Household income: $66,432
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 274.0

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 (85%)
• Race & ethnicity: White 85% Black 11% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% 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: ▼ -47.36%
• Current HPI: 323.3496
• Rent YoY: —
• Metro: Daphne-Fairhope-Foley, AL
• 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

-12.5% since first listed

4 events — show timeline

• 2026-06-03 Listed $175,000 BCAR
• 2025-12-10 Price Changed $175,000 BCAR
• 2025-11-10 Price Changed $190,000 BCAR
• 2025-05-31 Listed $200,000 BCAR