24512 Wood Glen Dr · Orange Beach, AL 36561

$299,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 8 Days on market

Built 2019 0.47 ac lot Est $232k · 29% over $42/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +12.6/30.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is your chance to own one of the largest lots in Wood Glen!! This 2020 (like new condition - never been rented, only lightly lived in) 3 bedroom 2 bath sits on almost half an acre leaving plenty of room for all of your toys including boats, carts etc. . Circular drive and the property is set back which gives you privacy. Conveniently located within one mile of the new high school, middle school and performing arts center. Concrete trails for walking or cycling within close proximity. Public boat launch within 3 miles. New metal roof 2021, new grinder pump 2022 (still under warranty), sheet rock walls, beamed ceilings, crown molding, and vinyl flooring throughout. Covered front porch and a wonderful large covered back porch with an enclosed fence for your pet. There is an incredible community pool located towards the back of the neighborhood (call for directions it is different from the Lauder Place pool). Live in one of the nicest locations in Orange Beach for a price that is affordable to almost everyone!

Key facts

• Vinyl flooring
• Beam ceilings
• Split floor plan

Tags

• LARGE ISLAND
• SPLIT FLOOR PLAN
• PRIMARY BEDROOM
• ENSUITE BATH
• VINYL FLOORING
• BEAM CEILINGS

Property features AI

Finance

• HOA & community: Annual association fee of $500; Association includes management, recreational facilities, and pool; Community features include gazebo and outdoor pool

Exterior

• Utilities: Public water (Orange Beach Water Authority); Public sewer with grinder pump; Electric service by Baldwin EMC
• Home design: Single-story home; Resale property; One lot; less than 1 acre; No waterfront
• Construction: Vinyl siding; Metal roof; Approximately 1,200 square feet
• Exterior features: Covered front and rear porches; Rear porch; Front porch; Storage structure on property; Community pool (association)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator with ice maker
• Bedrooms: Primary bedroom with adjoining bath and walk-in closet (Main level); Bedroom 2: approximately 9 x 13; Bedroom 3: approximately 9 x 11
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with soaking tub, separate shower, and single vanity
• Heating & cooling: Central electric heating
• Interior features: Ceiling fan(s); Internet access; Split bedroom floor plan; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $-37 ($-445/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (12.3% below list).
• Recommended offer: $262k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 0.2% in Orange Beach — 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 75/100 on livability (#17 in AL, #3,891 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, commute F.
• Zoned schools: Orange Beach Elementary School (math 63% / reading 80%); Orange Beach Middlehigh School (631 students, 24% FRL).
• Market conditions: 89 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 32% of the median local income ($98k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 8y ago 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.
• Current owner paid $225k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $262,182 (12.3% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.88% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $231,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4218 Wood Glen Trce	0.12mi	3/2.0	1,168 (-3%)	8mo	$225,000	$193	83
4217 Wood Glen Trce	0.13mi	2/2.0 (-1)	1,176 (-2%)	8mo	$172,000	$146	79
24512 Wood Glen Dr	0.00mi	3/2.0	1,170 (-2%)	23mo	$225,000	$192	76
4214 Lauder Ln	0.13mi	3/2.0	1,152 (-4%)	20mo	$250,000	$217	70

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-50,747
• Equity at exit: $44,582

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-46,966
• Equity at exit: $25,852

Cash invested: $83,720 (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 36561

• Active inventory: 89
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$42
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-37

Break-even live

Break-even rent $2,669

Max offer price $293,634

Occupancy floor 96%

Sensitivity live

Price	-10% $170	-5% $66	+0% $-37	+5% $-140	+10% $-244
Rent	-10% $-244	-5% $-141	+0% $-37	+5% $66	+10% $170
Rate	-1.0pp $113	-0.5pp $39	base $-37	+0.5pp $-115	+1.0pp $-193

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24802 Gulf Stream Cir Orange Beach, AL	3.0	2.5	1437	$1,949	$1.36	15d	4	0.33mi
4144 Lost Bay Dr Orange Beach, AL	3.0	2.5	1437	$2,250	$1.57	45d	1	0.50mi
23957 Village Cut Dr Orange Beach, AL	3.0	2.5	1320	$2,800	$2.12	23d	1	0.90mi
25624 W Perdido Ave Orange Beach, AL	2.0	2.0	1170	$1,580	$1.35	15d	3	1.14mi
3299 Loop Rd Orange Beach, AL	1.0–3.0	1.0–2.0	1133	$2,468	$2.18	15d	49	1.16mi
24566 Perdido Beach Blvd Unit 1541210P Orange Beach, AL	2.0	2.0	990	$3,012	$3.04	15d	1	1.31mi
25300 Perdido Beach Blvd Unit 1541227P Orange Beach, AL	2.0	2.0	990	$3,097	$3.13	23d	1	1.32mi
25957 Canal Rd Orange Beach, AL	2.0	2.0	804	$1,800	$2.24	23d	1	1.44mi
25957 Canal Rd #311 Orange Beach, AL	2.0	2.0	804	$2,000	$2.49	45d	1	1.44mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-21
   days on market $299,000 Active 8 DOM
2. 2026-06-19
   days on market $299,000 Active 6 DOM
3. 2026-06-18
   days on market $299,000 Active 5 DOM
4. 2026-06-17
   days on market $299,000 Active 4 DOM
5. 2026-06-16
   days on market $299,000 Active 3 DOM
6. 2026-06-15
   days on market $299,000 Active 2 DOM
7. 2026-06-14
   remarks 699-char remark
8. 2026-06-14
   listed $299,000 Active 1 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $31,462
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − HOA: −$504
• − Depreciation: −$8,698
• Taxable loss: −$5,503
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $876/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)

No district data.

Livability — Orange Beach

• Score: 75/100
• State rank: #17
• US rank: #3891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange Beach, AL
• County: Baldwin County · 181,514 people
• City population: 9,528
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 9,528
• Household income: $98,295
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 179.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Black 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 4% Slovak 4% Russian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 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: ▼ -219.50%
• Current HPI: 270.8382
• 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

+782.0% since first listed

31 events — show timeline

• 2026-06-10 Listed $299,000 BCAR
• 2024-07-15 Sold (Public Records) $225,000 Public Records
• 2024-07-12 Sold (MLS) $225,000 BCAR
• 2024-06-26 Pending — BCAR
• 2024-06-07 Contingent — BCAR
• 2024-06-01 Price Changed $244,900 BCAR
• 2024-05-01 Price Changed $249,500 BCAR
• 2024-04-26 Relisted — BCAR
• 2024-04-14 Contingent — BCAR
• 2024-03-28 Price Changed $254,500 BCAR
• 2024-03-06 Relisted — BCAR
• 2024-03-01 Contingent — BCAR
• 2024-02-09 Pending — BCAR
• 2024-02-07 Listed $264,780 BCAR
• 2023-11-23 Relisted — BCAR
• 2023-11-17 Pending — BCAR
• 2023-09-25 Price Changed $264,780 BCAR
• 2023-09-07 Listed $278,000 BCAR
• 2020-10-26 Sold (Public Records) $164,000 Public Records
• 2020-10-19 Sold (MLS) $164,000 BCAR
• 2020-09-29 Listed $165,000 BCAR
• 2020-08-31 Sold (MLS) $155,000 BCAR
• 2020-08-28 Sold (Public Records) $155,000 Public Records
• 2020-06-09 Listed $168,750 BCAR
• 2019-08-27 Listed $138,750 BCAR
• 2019-03-04 Sold (Public Records) $104,000 Public Records
• 2019-02-28 Sold (MLS) $104,000 BCAR
• 2018-10-29 Listed $119,000 BCAR
• 2010-04-20 Sold (Public Records) $72,000 Public Records
• 2008-11-07 Sold (Public Records) $93,000 Public Records
• 2003-09-03 Sold (Public Records) $33,900 Public Records

Property tax history

+6.4%/yr

Latest (2025): $468 · +53.6% YoY. Source: county tax records.