17976 Vaughn Rd · Summerdale, AL 36580

$399,000

3 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 326 Days on market

Built 1960 2.40 ac lot $279/sqft · 35% above area Est $354k · 13% over

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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).

• Appreciation +9.0/10.0
• Schools +3.9/10.0
• Cash flow +3.5/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Looking for land, storage, and flexibility? This one-of-a-kind property offers ALL three, with a blend of privacy, space, and practical features ideal for a home-based business, day care, contractor, or outdoor enthusiast. This unique property offers the perfect blend of residential comfort and commercial potential!!! Suitable for many uses!!! UNZONED!!! Could be possible zoned for commercial. NO HOA!! THIS IS NOT A MOBILE HOME!!! This spacious 3bedroom 3Bath Beautiful home has a unique layout and large rooms. Sits on a 2.4 acre, irregular-shaped lot. 2 slots to park RVs with power. Bring your RV, Boat, Four Wheelers, or other equipment!! Current owner parks his dunk trucks on the property. New Carpet in the living room, primary bedroom, and the hallway; the carpet in the kitchen is a square seller put down, it can be moved. A/C HVAC was replaced in 2024. ALL TVs convey. 2 Stainless steel refrigerators in the kitchen convey. Leafguard gutters installed on the front of the house. A welcoming 17'x9' Covered Front Porch, A large 20'x21' side Covered Patio, and A Large 32'x9 Covered Back Deck to enjoy the pond, and those nice summer days. Multiple outside storage buildings convey! Drive-through access and ample parking. Short term or Long term rental can be done on this property. * * The Baldwin Highway Department will be doing an expansion along the east line of the property in the next 5 to 10 years. At this time they are uncertain on how to address where exactly it will be. * * This property would be perfect for small business owners (landscaping, hauling, construction). Buyers seeking land & storage without restriction. Homebuyers who appreciate the character, privacy, and space. Endless opportunities and possibilities!! Buyer to verify all information during due diligence.

Key facts

• Covered front porch
• Covered back deck
• Covered side patio

Tags

• ONE OF A KIND PROPERTY
• UNRESTRICTED LAND
• COVERED FRONT PORCH
• COVERED SIDE PATIO
• COVERED BACK DECK
• MULTIPLE STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (43.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (50.5% below list).
• Recommended offer: $198k (50.5% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 4.7% in Summerdale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); Foley High School (math 24% / reading 25%, grade F, #118 of 305 statewide, top 45%, 1,578 students, 75% FRL) — zoned schools average 76% FRL vs 38% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 45% district-wide (-13 pts) — the specific schools serving this property underperform the Baldwin County average; the district grade overstates school quality for this exact location.
• Market conditions: 144 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).

Forward outlook

• In year one you build about $35k of equity ($3k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $51k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $295k; 35% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,500 (50.5% 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. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.49% ✗
• Cap rate: 2.69%
• Cash-on-cash: -12.86%
• DSCR: 0.43
• GRM: 16.8

CMA / ARV

• ARV (median comp): $354,202
• List price: $399,000
• Delta: 12.65%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.4%
• Equity multiple: 1.78×
• Total profit: $87,466
• Equity at exit: $302,406

10-year hold

• IRR: 11.4%
• Equity multiple: 3.78×
• Total profit: $310,450
• Equity at exit: $599,582

Cash invested: $111,720 (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 36580

• Home prices YoY: 2.8%
• Active inventory: 144
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-1,197

Break-even live

Break-even rent $3,490

Max offer price $225,771

Occupancy floor —

Sensitivity live

Price	-10% $-921	-5% $-1,059	+0% $-1,197	+5% $-1,335	+10% $-1,473
Rent	-10% $-1,353	-5% $-1,275	+0% $-1,197	+5% $-1,119	+10% $-1,041
Rate	-1.0pp $-996	-0.5pp $-1,096	base $-1,197	+0.5pp $-1,301	+1.0pp $-1,406

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20651 Mercury Dr Robertsdale, AL	4.0	2.0	1787	$1,975	$1.11	15d	1	1.15mi

Listing history 29 events

1. 2026-06-21
   days on market $399,000 Active 326 DOM
2. 2026-06-19
   days on market $399,000 Active 324 DOM
3. 2026-06-18
   days on market $399,000 Active 323 DOM
4. 2026-06-17
   days on market $399,000 Active 322 DOM
5. 2026-06-16
   days on market $399,000 Active 321 DOM
6. 2026-06-15
   days on market $399,000 Active 320 DOM
7. 2026-06-14
   days on market $399,000 Active 318 DOM
8. 2026-06-13
   days on market $399,000 Active 317 DOM
9. 2026-06-10
   days on market $399,000 Active 315 DOM
10. 2026-06-09
    days on market $399,000 Active 314 DOM
11. 2026-06-08
    days on market $399,000 Active 313 DOM
12. 2026-06-07
    days on market $399,000 Active 312 DOM
13. 2026-06-03
    days on market $399,000 Active 308 DOM
14. 2026-06-02
    days on market $399,000 Active 307 DOM
15. 2026-06-01
    days on market $399,000 Active 306 DOM
16. 2026-05-31
    days on market $399,000 Active 305 DOM
17. 2026-05-30
    days on market $399,000 Active 304 DOM
18. 2025-11-07
    price $399,000 1813-char remark

    Show marketing remark (1813 chars)

    Looking for land, storage, and flexibility? This one-of-a-kind property offers ALL three, with a blend of privacy, space, and practical features ideal for a home-based business, day care, contractor, or outdoor enthusiast. This unique property offers the perfect blend of residential comfort and commercial potential!!! Suitable for many uses!!! UNZONED!!! Could be possible zoned for commercial. NO HOA!! THIS IS NOT A MOBILE HOME!!! This spacious 3bedroom 3Bath Beautiful home has a unique layout and large rooms. Sits on a 2.4 acre, irregular-shaped lot. 2 slots to park RVs with power. Bring your RV, Boat, Four Wheelers, or other equipment!! Current owner parks his dunk trucks on the property. New Carpet in the living room, primary bedroom, and the hallway; the carpet in the kitchen is a square seller put down, it can be moved. A/C HVAC was replaced in 2024. ALL TVs convey. 2 Stainless steel refrigerators in the kitchen convey. Leafguard gutters installed on the front of the house. A welcoming 17'x9' Covered Front Porch, A large 20'x21' side Covered Patio, and A Large 32'x9 Covered Back Deck to enjoy the pond, and those nice summer days. Multiple outside storage buildings convey! Drive-through access and ample parking. Short term or Long term rental can be done on this property. * * The Baldwin Highway Department will be doing an expansion along the east line of the property in the next 5 to 10 years. At this time they are uncertain on how to address where exactly it will be. * * This property would be perfect for small business owners (landscaping, hauling, construction). Buyers seeking land & storage without restriction. Homebuyers who appreciate the character, privacy, and space. Endless opportunities and possibilities!! Buyer to verify all information during due diligence.

19. 2025-09-06
    price $425,000 1813-char remark

    Show marketing remark (1813 chars)

    Looking for land, storage, and flexibility? This one-of-a-kind property offers ALL three, with a blend of privacy, space, and practical features ideal for a home-based business, day care, contractor, or outdoor enthusiast. This unique property offers the perfect blend of residential comfort and commercial potential!!! Suitable for many uses!!! UNZONED!!! Could be possible zoned for commercial. NO HOA!! THIS IS NOT A MOBILE HOME!!! This spacious 3bedroom 3Bath Beautiful home has a unique layout and large rooms. Sits on a 2.4 acre, irregular-shaped lot. 2 slots to park RVs with power. Bring your RV, Boat, Four Wheelers, or other equipment!! Current owner parks his dunk trucks on the property. New Carpet in the living room, primary bedroom, and the hallway; the carpet in the kitchen is a square seller put down, it can be moved. A/C HVAC was replaced in 2024. ALL TVs convey. 2 Stainless steel refrigerators in the kitchen convey. Leafguard gutters installed on the front of the house. A welcoming 17'x9' Covered Front Porch, A large 20'x21' side Covered Patio, and A Large 32'x9 Covered Back Deck to enjoy the pond, and those nice summer days. Multiple outside storage buildings convey! Drive-through access and ample parking. Short term or Long term rental can be done on this property. * * The Baldwin Highway Department will be doing an expansion along the east line of the property in the next 5 to 10 years. At this time they are uncertain on how to address where exactly it will be. * * This property would be perfect for small business owners (landscaping, hauling, construction). Buyers seeking land & storage without restriction. Homebuyers who appreciate the character, privacy, and space. Endless opportunities and possibilities!! Buyer to verify all information during due diligence.

20. 2025-07-29
    listed $450,000 Active 1813-char remark

    Show marketing remark (1813 chars)

    Looking for land, storage, and flexibility? This one-of-a-kind property offers ALL three, with a blend of privacy, space, and practical features ideal for a home-based business, day care, contractor, or outdoor enthusiast. This unique property offers the perfect blend of residential comfort and commercial potential!!! Suitable for many uses!!! UNZONED!!! Could be possible zoned for commercial. NO HOA!! THIS IS NOT A MOBILE HOME!!! This spacious 3bedroom 3Bath Beautiful home has a unique layout and large rooms. Sits on a 2.4 acre, irregular-shaped lot. 2 slots to park RVs with power. Bring your RV, Boat, Four Wheelers, or other equipment!! Current owner parks his dunk trucks on the property. New Carpet in the living room, primary bedroom, and the hallway; the carpet in the kitchen is a square seller put down, it can be moved. A/C HVAC was replaced in 2024. ALL TVs convey. 2 Stainless steel refrigerators in the kitchen convey. Leafguard gutters installed on the front of the house. A welcoming 17'x9' Covered Front Porch, A large 20'x21' side Covered Patio, and A Large 32'x9 Covered Back Deck to enjoy the pond, and those nice summer days. Multiple outside storage buildings convey! Drive-through access and ample parking. Short term or Long term rental can be done on this property. * * The Baldwin Highway Department will be doing an expansion along the east line of the property in the next 5 to 10 years. At this time they are uncertain on how to address where exactly it will be. * * This property would be perfect for small business owners (landscaping, hauling, construction). Buyers seeking land & storage without restriction. Homebuyers who appreciate the character, privacy, and space. Endless opportunities and possibilities!! Buyer to verify all information during due diligence.

21. 2023-10-10
    soldstatus $295,000 Closed 574-char remark

    Show marketing remark (574 chars)

    Discover a delightful residence nestled in the heart of Summerdale, this charming home offers a perfect blend of comfort and style. Step inside to discover a spacious open layout that seamlessly connects the living room, dining area, and modern kitchen, creating an ideal space for entertaining. With three generously sized bedrooms, including a master suite with an en-suite bathroom, everyone can find their own retreat. Outside, the private backyard provides a tranquil oasis for relaxation or gatherings. Don't miss the opportunity to make this lovely property your own.

22. 2023-10-02
    status Pending 574-char remark

    Show marketing remark (574 chars)

    Discover a delightful residence nestled in the heart of Summerdale, this charming home offers a perfect blend of comfort and style. Step inside to discover a spacious open layout that seamlessly connects the living room, dining area, and modern kitchen, creating an ideal space for entertaining. With three generously sized bedrooms, including a master suite with an en-suite bathroom, everyone can find their own retreat. Outside, the private backyard provides a tranquil oasis for relaxation or gatherings. Don't miss the opportunity to make this lovely property your own.

23. 2023-09-09
    historical Active Under Contract 574-char remark

    Show marketing remark (574 chars)

    Discover a delightful residence nestled in the heart of Summerdale, this charming home offers a perfect blend of comfort and style. Step inside to discover a spacious open layout that seamlessly connects the living room, dining area, and modern kitchen, creating an ideal space for entertaining. With three generously sized bedrooms, including a master suite with an en-suite bathroom, everyone can find their own retreat. Outside, the private backyard provides a tranquil oasis for relaxation or gatherings. Don't miss the opportunity to make this lovely property your own.

24. 2023-06-30
    price $299,999 574-char remark

    Show marketing remark (574 chars)

    Discover a delightful residence nestled in the heart of Summerdale, this charming home offers a perfect blend of comfort and style. Step inside to discover a spacious open layout that seamlessly connects the living room, dining area, and modern kitchen, creating an ideal space for entertaining. With three generously sized bedrooms, including a master suite with an en-suite bathroom, everyone can find their own retreat. Outside, the private backyard provides a tranquil oasis for relaxation or gatherings. Don't miss the opportunity to make this lovely property your own.

25. 2023-05-25
    listed $315,000 Active 574-char remark

    Show marketing remark (574 chars)

    Discover a delightful residence nestled in the heart of Summerdale, this charming home offers a perfect blend of comfort and style. Step inside to discover a spacious open layout that seamlessly connects the living room, dining area, and modern kitchen, creating an ideal space for entertaining. With three generously sized bedrooms, including a master suite with an en-suite bathroom, everyone can find their own retreat. Outside, the private backyard provides a tranquil oasis for relaxation or gatherings. Don't miss the opportunity to make this lovely property your own.

26. 2020-03-10
    soldstatus $45,000
27. 2020-03-09
    soldstatus $45,000
28. 2020-02-28
    listed $49,900
29. 2019-02-19
    listed $69,900

ⓘ 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 ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$11,607
• Taxable loss: −$22,029
• Est. tax savings @ 24.0%: +$5,287
• After-tax cash flow: $-9,079/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 — 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

• 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

+470.8% since first listed

12 events — show timeline

• 2025-11-07 Price Changed $399,000 BCAR
• 2025-09-06 Price Changed $425,000 BCAR
• 2025-07-29 Listed $450,000 BCAR
• 2023-10-10 Sold (MLS) $295,000 BCAR
• 2023-10-02 Pending — BCAR
• 2023-09-09 Contingent — BCAR
• 2023-06-30 Price Changed $299,999 BCAR
• 2023-05-25 Listed $315,000 BCAR
• 2020-03-10 Sold (Public Records) $45,000 Public Records
• 2020-03-09 Sold (MLS) $45,000 BCAR
• 2020-02-28 Listed $49,900 BCAR
• 2019-02-19 Listed $69,900 BCAR

Property tax history

+13.4%/yr

Latest (2025): $707 · +133.0% YoY. Source: county tax records.