11960 Woodland Ave · Foley, AL 36535

$189,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 172 Days on market

Built 1995 0.83 ac lot $117/sqft · 15% below area Est $222k · 15% 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 +18.3/30.0
• ARV discount +14.2/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great fixer-upper or investment opportunity. This AS-IS WHERE IS 3 bedroom, 2 bath double wide offers 1,620 sq ft of living space and sits on an unzoned . 83 acre lot providing the possibility of adding a second dwelling to the lot with income potential. Conveniently located just minutes from OWA, 20 minutes to the beach, and a 20 minute drive to Florida. This property features a large 33' x 10' enclosed rear porch, 20' x 8' covered front porch, hurricane anchors to slab, shall shed, mature blackberry bushes, and a chicken coop. Whether your looking to renovate or invest, this property as so much potential. Bring all offers! Buyer to verify all information during due diligence.

Key facts

• 0.83 acre lot
• Built 1995
• Listed 171 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $187k (0.9% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.0% in Foley — 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 61/100 on livability (#241 in AL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B; Watch: schools D+, employment 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: Rents rising (+1.8%/yr); 875 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 172 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $189k implies a 186% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $222,255
• List price: $189,000
• Delta: -14.96%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12288 Fernwood Dr	0.50mi	4/2.0 (+1)	1,622 (+0%)	7mo	$218,000	$134	65

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-21,804
• Equity at exit: $28,181

10-year hold

• IRR: -4.1%
• Equity multiple: 0.74×
• Total profit: $-13,570
• Equity at exit: $16,341

Cash invested: $52,920 (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 36535

• Home prices YoY: -24.9%
• Rents YoY: 1.8%
• Active inventory: 875
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $173

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 86%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12407 Sandy Ln Foley, AL	3.0	2.0	1558	$2,100	$1.35	43d	1	0.64mi

Listing history 20 events

1. 2026-06-19
   days on market $189,000 Active 172 DOM
2. 2026-06-18
   days on market $189,000 Active 171 DOM
3. 2026-06-17
   days on market $189,000 Active 170 DOM
4. 2026-06-16
   days on market $189,000 Active 169 DOM
5. 2026-06-15
   days on market $189,000 Active 168 DOM
6. 2026-06-14
   days on market $189,000 Active 166 DOM
7. 2026-06-13
   days on market $189,000 Active 165 DOM
8. 2026-06-10
   days on market $189,000 Active 163 DOM
9. 2026-06-09
   days on market $189,000 Active 162 DOM
10. 2026-06-08
    days on market $189,000 Active 161 DOM
11. 2026-06-07
    days on market $189,000 Active 160 DOM
12. 2026-06-03
    days on market $189,000 Active 156 DOM
13. 2026-06-02
    days on market $189,000 Active 155 DOM
14. 2026-06-01
    days on market $189,000 Active 154 DOM
15. 2026-05-31
    days on market $189,000 Active 153 DOM
16. 2026-05-30
    days on market $189,000 Active 152 DOM
17. 2026-01-29
    price $189,000 686-char remark

    Show marketing remark (686 chars)

    Great fixer-upper or investment opportunity. This AS-IS WHERE IS 3 bedroom, 2 bath double wide offers 1,620 sq ft of living space and sits on an unzoned . 83 acre lot providing the possibility of adding a second dwelling to the lot with income potential. Conveniently located just minutes from OWA, 20 minutes to the beach, and a 20 minute drive to Florida. This property features a large 33' x 10' enclosed rear porch, 20' x 8' covered front porch, hurricane anchors to slab, shall shed, mature blackberry bushes, and a chicken coop. Whether your looking to renovate or invest, this property as so much potential. Bring all offers! Buyer to verify all information during due diligence.

18. 2025-12-29
    listed $199,000 Active 686-char remark

    Show marketing remark (686 chars)

    Great fixer-upper or investment opportunity. This AS-IS WHERE IS 3 bedroom, 2 bath double wide offers 1,620 sq ft of living space and sits on an unzoned . 83 acre lot providing the possibility of adding a second dwelling to the lot with income potential. Conveniently located just minutes from OWA, 20 minutes to the beach, and a 20 minute drive to Florida. This property features a large 33' x 10' enclosed rear porch, 20' x 8' covered front porch, hurricane anchors to slab, shall shed, mature blackberry bushes, and a chicken coop. Whether your looking to renovate or invest, this property as so much potential. Bring all offers! Buyer to verify all information during due diligence.

19. 2025-12-09
    historical $199,000 686-char remark

    Show marketing remark (686 chars)

    Great fixer-upper or investment opportunity. This AS-IS WHERE IS 3 bedroom, 2 bath double wide offers 1,620 sq ft of living space and sits on an unzoned . 83 acre lot providing the possibility of adding a second dwelling to the lot with income potential. Conveniently located just minutes from OWA, 20 minutes to the beach, and a 20 minute drive to Florida. This property features a large 33' x 10' enclosed rear porch, 20' x 8' covered front porch, hurricane anchors to slab, shall shed, mature blackberry bushes, and a chicken coop. Whether your looking to renovate or invest, this property as so much potential. Bring all offers! Buyer to verify all information during due diligence.

20. 2009-05-20
    soldstatus $66,000

ⓘ 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 ≥104°F today · 23 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: $22,466
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$5,498
• Taxable loss: −$994
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $2,313/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 — Foley

• Score: 61/100
• State rank: #241
• US rank: #17616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baldwin County · 181,514 people
• City population: 40,628
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 40,628
• Household income: $66,714
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 803.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 8% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▼ -86.82%
• Current HPI: 262.2796
• Rent YoY: ▲ 1.81%
• 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

+186.4% since first listed

4 events — show timeline

• 2026-01-29 Price Changed $189,000 BCAR
• 2025-12-29 Listed $199,000 BCAR
• 2025-12-09 Coming Soon $199,000 BCAR
• 2009-05-20 Sold (Public Records) $66,000 Public Records