102 S Wren Ln · Robertsdale, AL 36567

$184,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 70 Days on market

Built 1993 8,624 sqft lot Est $168k · 10% over

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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 +15.1/30.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• ARV discount +2.9/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET — Due to No Fault of the Seller! This beautiful home is getting a second chance to find its perfect owner after the previous buyer unexpectedly backed out just days before closing. The good news? The property has already successfully completed inspections, appraisal, and the lending process, providing added confidence and peace of mind for the next buyer. This home is eligible for FHA, VA, and USDA financing! Welcome to 102 S Wren Ln in Robertsdale, a beautifully renovated 3-bedroom, 2-bath home that is truly move-in ready. This property is de-titled and attached to owned land (real property), offering added value and financing flexibility. Inside, you'll find all-n

Key facts

• Completely remodeled
• Centrally located
• New gutters

Tags

• COMPLETELY REMODELED
• BUTCHER BLOCK COUNTERTOPS
• FULLY UPGRADED BATHROOM
• NEW GUTTERS
• NEW SHUTTERS
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $61 ($727/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 $169k (8.4% below list).
• Recommended offer: $169k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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-, 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: Robertsdale Elementary School (math 25% / reading 51%, grade F, #263 of 627 statewide, top 42%, 1,056 students, 73% 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 70% FRL vs 38% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 197 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 70 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $185k implies a 131% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,414 (8.4% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 8% 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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $167,776
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 S Wren Ln	0.11mi	3/2.0	1,680 (+7%)	17mo	$179,500	$107	69

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-26,079
• Equity at exit: $27,569

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-17,638
• Equity at exit: $15,987

Cash invested: $51,772 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $61

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $124	+0% $61	+5% $-3	+10% $-67
Rent	-10% $-73	-5% $-6	+0% $61	+5% $127	+10% $194
Rate	-1.0pp $154	-0.5pp $108	base $61	+0.5pp $13	+1.0pp $-36

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19675 Ogrady Ave Robertsdale, AL	3.0	2.0	1360	$2,000	$1.47	45d	1	1.19mi
22710 Mattingly St Robertsdale, AL	3.0	2.0	1230	$1,700	$1.38	23d	1	1.22mi
22625 Mattingly St Robertsdale, AL	2.0–3.0	1.5–2.0	1033	$1,625	$1.57	15d	4	1.26mi
22615 Mattingly St Robertsdale, AL	3.0	2.0	1050	$1,625	$1.55	45d	1	1.26mi
22577 Mattingly St Robertsdale, AL	2.0	2.0	1200	$1,075	$0.90	45d	1	1.27mi
22532 Hamilton St Robertsdale, AL	4.0	2.0	1490	$1,950	$1.31	23d	1	1.31mi
18740 E Hammond St Robertsdale, AL	3.0	2.0	1227	$1,800	$1.47	45d	1	1.37mi

Listing history 15 events

1. 2026-06-05
   statusdays on market $184,900 Active 70 DOM
2. 2026-04-11
   status Pending
3. 2026-03-09
   price $184,900
4. 2026-02-16
   price $189,900
5. 2026-01-31
   listed $198,900 Active
6. 2025-09-30
   soldstatus $80,000
7. 2025-03-14
   listed $125,000 Active
8. 2024-06-04
   listed $160,000 Active
9. 2017-12-20
   soldstatus $65,000
10. 2017-12-08
    soldstatus $65,000
11. 2017-11-26
    listed $78,900
12. 2012-10-08
    soldstatus $17,500
13. 2012-08-10
    listed $18,050
14. 2006-12-11
    soldstatus $7,500
15. 2005-01-21
    soldstatus $49,010

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,330
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$5,379
• Taxable loss: −$2,357
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $1,293/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

• Census place: Robertsdale, AL
• County: Baldwin County · 181,514 people
• City population: 16,095
• 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

+277.3% since first listed

14 events — show timeline

• 2026-04-11 Pending — BCAR
• 2026-03-09 Price Changed $184,900 BCAR
• 2026-02-16 Price Changed $189,900 BCAR
• 2026-01-31 Listed $198,900 BCAR
• 2025-09-30 Sold (Public Records) $80,000 Public Records
• 2025-03-14 Listed $125,000 BCAR
• 2024-06-04 Listed $160,000 BCAR
• 2017-12-20 Sold (Public Records) $65,000 Public Records
• 2017-12-08 Sold (MLS) $65,000 BCAR
• 2017-11-26 Listed $78,900 BCAR
• 2012-10-08 Sold (MLS) $17,500 BCAR
• 2012-08-10 Listed $18,050 BCAR
• 2006-12-11 Sold (Public Records) $7,500 Public Records
• 2005-01-21 Sold (Public Records) $49,010 Public Records

Property tax history

+2.5%/yr

Latest (2025): $101 · +26.7% YoY. Source: county tax records.