24177 Gemstone Dr · Robertsdale, AL 36551

$205,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 217 Days on market

Built 2020 10,759 sqft lot $131/sqft · 18% below area Est $249k · 18% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful home! This home has 3 bedrooms and 2 baths with a great floor plan and a nice sized storage building. The siding was recently upgraded with hardiboard and the home was built in 2020. You will want to set up a time to see this one soon! Buyer to verify all information during due diligence. Please allow a 24 hour notice for showings.

Key facts

• 0.25 acre lot
• Built 2020
• Listed 216 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

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 $184k (10.5% below list).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.4% in Robertsdale — 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 58/100 on livability (#371 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, 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: 166 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 217 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.90% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (median comp): $249,037
• List price: $205,000
• Delta: -17.68%
• 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
23927 Gemstone Dr	0.15mi	3/2.0	1,515 (-3%)	2mo	$235,000	$155	86
24263 Harvester Dr	0.33mi	3/2.0	1,594 (+2%)	2mo	$270,000	$169	80
24037 Gemstone Dr	0.08mi	3/2.0	1,431 (-9%)	8mo	$240,000	$168	75
16871 Prado Loop	0.57mi	3/2.0	1,576 (+0%)	6mo	$269,900	$171	68
24346 Gemstone Dr	0.13mi	3/2.0	1,355 (-14%)	6mo	$213,000	$157	66
16770 Prado Loop	0.47mi	3/2.0	1,474 (-6%)	10mo	$269,990	$183	60
16864 Fedora Dr	0.58mi	3/2.0	1,660 (+6%)	8mo	$284,900	$172	56
16948 Fedora Dr	0.65mi	3/2.0	1,660 (+6%)	5mo	$278,000	$167	56
16752 Prado Loop	0.48mi	4/2.0 (+1)	1,667 (+6%)	10mo	$279,990	$168	54
16461 Prado Loop	0.70mi	3/2.0	1,660 (+6%)	6mo	$270,000	$163	52
16966 Valencia Way	0.64mi	4/2.0 (+1)	1,667 (+6%)	9mo	$269,990	$162	47
16796 Thompson Rd	0.46mi	2/2.5 (-1)	1,795 (+14%)	6mo	$485,000	$270	42

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-17,078
• Equity at exit: $30,566

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $5,610
• Equity at exit: $17,725

Cash invested: $57,400 (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 36551

• Home prices YoY: -19.6%
• Active inventory: 166
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $255

Break-even live

Break-even rent $1,512

Max offer price $205,000

Occupancy floor 81%

Sensitivity live

Price	-10% $371	-5% $313	+0% $255	+5% $-38	+10% $-108
Rent	-10% $110	-5% $183	+0% $255	+5% $328	+10% $400
Rate	-1.0pp $358	-0.5pp $307	base $255	+0.5pp $202	+1.0pp $148

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24249 Gemstone Dr Loxley, AL	3.0	2.0	1325	$1,795	$1.35	44d	1	0.05mi
24304 Raynagua Blvd Loxley, AL	3.0	2.0	1743	$2,045	$1.17	14d	1	0.72mi
25472 Overlook Dr Loxley, AL	4.0	4.0	1955	$2,000	$1.02	44d	1	1.28mi
23266 Wilson Dr Loxley, AL	3.0	2.0	1400	$1,800	$1.29	44d	1	1.42mi

Listing history 23 events

1. 2026-06-19
   days on market $205,000 Active 217 DOM
2. 2026-06-18
   days on market $205,000 Active 216 DOM
3. 2026-06-17
   days on market $205,000 Active 215 DOM
4. 2026-06-16
   days on market $205,000 Active 214 DOM
5. 2026-06-15
   days on market $205,000 Active 213 DOM
6. 2026-06-14
   days on market $205,000 Active 211 DOM
7. 2026-06-13
   days on market $205,000 Active 210 DOM
8. 2026-06-10
   days on market $205,000 Active 208 DOM
9. 2026-06-09
   days on market $205,000 Active 207 DOM
10. 2026-06-08
    days on market $205,000 Active 206 DOM
11. 2026-06-07
    days on market $205,000 Active 205 DOM
12. 2026-06-03
    days on market $205,000 Active 201 DOM
13. 2026-06-02
    days on market $205,000 Active 200 DOM
14. 2026-06-01
    days on market $205,000 Active 199 DOM
15. 2026-05-31
    days on market $205,000 Active 198 DOM
16. 2026-05-30
    days on market $205,000 Active 197 DOM
17. 2026-05-13
    price $205,000 359-char remark

    Show marketing remark (359 chars)

    Welcome to this beautiful home! This home has 3 bedrooms and 2 baths with a great floor plan and a nice sized storage building. The siding was recently upgraded with hardiboard and the home was built in 2020. You will want to set up a time to see this one soon! Buyer to verify all information during due diligence. Please allow a 24 hour notice for showings.

18. 2026-04-07
    price $210,000 359-char remark

    Show marketing remark (359 chars)

    Welcome to this beautiful home! This home has 3 bedrooms and 2 baths with a great floor plan and a nice sized storage building. The siding was recently upgraded with hardiboard and the home was built in 2020. You will want to set up a time to see this one soon! Buyer to verify all information during due diligence. Please allow a 24 hour notice for showings.

19. 2025-11-14
    listed $220,000 Active 359-char remark

    Show marketing remark (359 chars)

    Welcome to this beautiful home! This home has 3 bedrooms and 2 baths with a great floor plan and a nice sized storage building. The siding was recently upgraded with hardiboard and the home was built in 2020. You will want to set up a time to see this one soon! Buyer to verify all information during due diligence. Please allow a 24 hour notice for showings.

20. 2021-05-05
    soldstatus $165,000
21. 2021-04-30
    soldstatus $165,000 220-char remark

    Show marketing remark (220 chars)

    REDUCED!!!!!!!!!! You don't want to miss this great family home with open floor plan with Master bedroom and bath at opposite end of home from other bedrooms. Nice utility also has built in desk for office or craft area.

22. 2021-03-08
    listed $165,900 220-char remark

    Show marketing remark (220 chars)

    REDUCED!!!!!!!!!! You don't want to miss this great family home with open floor plan with Master bedroom and bath at opposite end of home from other bedrooms. Nice utility also has built in desk for office or craft area.

23. 2020-05-20
    listed $47,500

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $841 · $70/mo
• Expected delta: +$428/yr (+$36/mo · 103.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,024
• − Mortgage interest: −$11,483
• − Property taxes: −$412
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$5,964
• Taxable loss: −$384
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $3,154/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 — Robertsdale

• Score: 58/100
• State rank: #371
• US rank: #21424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,095
• Population (ZIP): 12,915

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 (75%)
• Race & ethnicity: White 75% Black 15% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -71.18%
• Current HPI: 291.8584
• 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

+331.6% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $205,000 BCAR
• 2026-04-07 Price Changed $210,000 BCAR
• 2025-11-14 Listed $220,000 BCAR
• 2021-05-05 Sold (Public Records) $165,000 Public Records
• 2021-04-30 Sold (MLS) $165,000 BCAR
• 2021-03-08 Listed $165,900 BCAR
• 2020-05-20 Listed $47,500 BCAR

Property tax history

+22.8%/yr

Latest (2025): $412 · +33.3% YoY. Source: county tax records.