20110 Clover Field Ln · Summerdale, AL 36580

$271,490

4 bd · 2.0 ba · 1,732 sqft · SingleFamily · 23 Days on market

Built 2026 Good condition 7,700 sqft lot $44/mo HOA · 2% of rent ↓ 3% 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 +10.0/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner's suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet.

Key facts

• Quartz countertops
• Owner's suite
• 7,700 sq ft lot

Tags

• OPEN-CONCEPT LIVING AREA
• OWNER'S SUITE
• QUARTZ COUNTERTOPS
• 42 INCH KITCHEN CABINETS

Property features AI

Finance

• Other: Model home available (contact listing agent for details)
• HOA & community: Annual association fee of $525; Association maintains grounds and provides association management; Transfer fees apply

Exterior

• Parking: Attached double garage (2 covered spaces) — approx. 18 x 20
• Utilities: Riviera Utilities; Electric service: Baldwin EMC
• Home design: Single-story (one level); Property listed as to be built; Whole/Full ownership
• Construction: Vinyl siding; Fortified-Gold construction; Slab foundation; Building area reported as 1,732 square feet (builder source)
• Exterior features: Less than 1 acre lot; No waterfront; Dimensional roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range
• Bedrooms: First-floor primary bedroom with walk-in closet (approx. 12 x 12); Bedroom 2 (approx. 10 x 10); Bedroom 3 (approx. 11 x 14); Bedroom 4 (approx. 11 x 14); Primary bedroom has primary bath combo
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Primary bathroom includes separate shower
• Heating & cooling: Heat pump for heating and cooling
• Interior features: No fireplace; Termite contract
• Laundry & utility: Washer/dryer hookups (laundry/utility details not specified)

🏗️ New construction. The $271,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $293,025.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $271k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (11.8% below list).
• Recommended offer: $239k (11.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#384 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, 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: Summerdale School (math 23% / reading 55%, grade F, #257 of 627 statewide, top 41%, 573 students, 77% FRL); Elberta High School (math 32% / reading 37%, grade F, #47 of 305 statewide, top 17%, 784 students, 60% FRL) — zoned schools average 68% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 143 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (8.0% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 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 $239,430 (11.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is F 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $293,025
• List price: $271,490
• Delta: -4.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16162 Eden St	0.02mi	4/2.0	1,732 (0%)	2mo	$265,990	$154	97
20079 Clover Field Ln	0.05mi	4/2.0	1,732 (0%)	1mo	$266,490	$154	97
20003 Clover Field Ln	0.02mi	4/2.0	1,732 (0%)	4mo	$252,285	$146	96
16100 Eden St	0.05mi	4/2.0	1,732 (0%)	4mo	$245,990	$142	95
20113 Clover Field Ln	0.02mi	3/2.0 (-1)	1,569 (-9%)	1mo	$259,490	$165	78
16194 Eden St	0.05mi	3/2.0 (-1)	1,569 (-9%)	1mo	$259,490	$165	76
16212 Eden St	0.07mi	3/2.0 (-1)	1,569 (-9%)	1mo	$263,490	$168	76
16132 Eden St	0.02mi	3/2.0 (-1)	1,569 (-9%)	4mo	$254,273	$162	75
20037 Clover Field Ln	0.03mi	3/2.0 (-1)	1,569 (-9%)	4mo	$246,846	$157	75
16068 Clover Field Ln	0.04mi	3/2.0 (-1)	1,569 (-9%)	4mo	$255,990	$163	74
20045 Eden St	0.09mi	3/2.0 (-1)	1,569 (-9%)	3mo	$257,189	$164	73
15425 Paddington Dr	0.72mi	4/2.0	1,928 (+11%)	4mo	$333,000	$173	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.33×
• Total profit: $108,965
• Equity at exit: $222,086

10-year hold

• IRR: 17.0%
• Equity multiple: 4.96×
• Total profit: $324,655
• Equity at exit: $440,332

Cash invested: $82,047 (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 36580

• Home prices YoY: 2.8%
• Active inventory: 143
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,394 high
• Mortgage (P&I): −$1,537
• Tax est. 1.5%: −$366 /mo · $4,395/yr
• Insurance: −$122
• HOA: −$44
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-178

Break-even live

Break-even rent $2,619

Max offer price $267,336

Occupancy floor —

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: $73,256
• Closing costs: $8,791
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14843 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	13d	1	1.33mi
14654 Dayton Cir Foley, AL	4.0	2.0	1791	$2,300	$1.28	21d	1	1.34mi
14836 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	21d	1	1.34mi
14746 Dayton Cir Foley, AL	4.0	2.0	1800	$2,300	$1.28	43d	1	1.40mi
15293 Troon Dr Foley, AL	3.0	2.0	1560	$2,600	$1.67	13d	1	1.48mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 17 events

1. 2026-06-19
   days on market $271,490 Active 23 DOM
2. 2026-06-18
   days on market $271,490 Active 22 DOM
3. 2026-06-17
   days on market $271,490 Active 21 DOM
4. 2026-06-16
   days on market $271,490 Active 20 DOM
5. 2026-06-15
   days on market $271,490 Active 19 DOM
6. 2026-06-14
   days on market $271,490 Active 17 DOM
7. 2026-06-13
   days on market $271,490 Active 16 DOM
8. 2026-06-10
   days on market $271,490 Active 14 DOM
9. 2026-06-09
   days on market $271,490 Active 13 DOM
10. 2026-06-08
    days on market $271,490 Active 12 DOM
11. 2026-06-07
    days on market $271,490 Active 11 DOM
12. 2026-06-05
    days on market $271,490 Active 8 DOM
13. 2026-06-03
    days on market $271,490 Active 7 DOM
14. 2026-06-02
    days on market $271,490 Active 6 DOM
15. 2026-06-01
    days on market $271,490 Active 5 DOM
16. 2026-05-31
    days on market $271,490 Active 4 DOM
17. 2026-05-30
    pricedays on market $271,490 Active 3 DOM

    Show marketing remark (409 chars)

    This new four-bedroom home offers convenient single-story living. An inviting open-concept floorplan encourages simple transitions and multitasking between the kitchen, dining room and family room. Three bedrooms are located near the front of the home, just steps from a full bathroom, and a luxurious owner's suite is nestled into a private rear corner, complete with an en-suite bathroom and walk-in closet.

ⓘ 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: $28,732
• − Mortgage interest: −$16,414
• − Property taxes: −$4,395
• − Insurance: −$1,465
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − HOA: −$528
• − Depreciation: −$8,524
• Taxable loss: −$7,192
• Est. tax savings @ 24.0%: +$1,726
• After-tax cash flow: $-404/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 · 12 photos

Good 80/100 Cosmetic rehab

The home is in good condition with a modern design and well-maintained features. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale New flooring in bathrooms — Modern flooring improves aesthetics and functionality
• Resale New kitchen appliances — Upgraded appliances enhance functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Modern flooring improves aesthetics and functionality ↑
• Resale New kitchen appliances — Upgraded appliances enhance functionality and appeal ↑

ⓘ 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 — Summerdale

• Score: 57/100
• State rank: #384
• US rank: #21872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerdale, AL
• City population: 7,025
• Population (ZIP): 7,025

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% Two or more races 17% Hispanic / Latino 17% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 9%

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: ▲ 7.97%
• Current HPI: 288.8697
• 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

-2.9% since first listed

7 events — show timeline

• 2026-05-30 Price Changed $271,490 Zillow
• 2026-05-29 Price Changed $271,490 BCAR
• 2026-05-29 Price Changed $281,490 Zillow
• 2026-05-28 Relisted — Zillow
• 2026-05-27 Listed $279,490 BCAR
• 2026-05-16 Delisted — Zillow
• 2026-05-09 Listed $279,490 Zillow