16275 Eden St · Summerdale, AL 36580

$286,490

4 bd · 2.0 ba · 1,810 sqft · SingleFamily · 64 Days on market

Built 2026 Excellent condition 6,000 sqft lot $44/mo HOA · 2% of rent

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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 +13.7/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks

This beautifully designed DiMaggio plan single-story home offers a convenient, low-maintenance layout perfect for modern living. Three comfortable bedrooms are thoughtfully tucked near the front of the home, providing privacy and quiet. The hallway opens into a spacious, flexible open-concept living area where the kitchen, dining room, and family room flow together seamlessly—ideal for entertaining or everyday relaxation. Tucked into a private rear corner is the luxurious owner's suite, complete with a full spa-inspired bathroom and a generous walk-in closet for ultimate comfort. Buyer to verify all information during due diligence.

Key facts

• Walk-in closet
• Single-story home
• 6,000 sq ft lot

Tags

• SINGLE-STORY HOME
• OPEN-CONCEPT LIVING AREA
• LUXURIOUS OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property ownership: whole/full; Lot is less than 1 acre; No waterfront
• HOA & community: Annual association fee of $525 covering association management and grounds maintenance; Transfer fees apply

Exterior

• Parking: Attached double garage (2 covered spaces), approximately 18 x 20
• Security: No specific security features provided
• Utilities: Riviera Utilities; Electric service by Baldwin EMC
• Home design: Single-story home; One level; To be built
• Construction: Vinyl siding; Fortified-Gold construction; Slab foundation; Built by builder (square footage source)
• Exterior features: Dimensional roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range
• Bedrooms: Primary bedroom on the main level with walk-in closet and primary bed/bath combo; Bedroom 2: 12 x 14; Bedroom 3: 14 x 10; Bedroom 4: 11 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with separate shower
• Heating & cooling: Heat pump for heating and cooling
• Interior features: No fireplace; Termite contract
• Laundry & utility: No specific laundry details provided

🏗️ New construction. The $286,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $259,490.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $286k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $20 ($236/yr) — positive.
• To cash-flow at today's rent, offer at most $262k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (18.0% below list).
• Recommended offer: $235k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.7% in Summerdale — 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 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 Middle School (math 11% / reading 36%, grade F, #172 of 257 statewide, top 68%, 783 students, 82% FRL); Elberta High School (math 32% / reading 37%, grade F, #47 of 305 statewide, top 17%, 784 students, 60% FRL) — zoned schools average 73% FRL vs 38% district-wide (35 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $22k of equity ($2k loan paydown + $21k appreciation (8.0% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($269k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,055 (18.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.91% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (median comp): $259,490
• List price: $286,490
• Delta: 10.41%
• Verdict: OVERPRICED
• 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	0.08mi	4/2.0	1,732 (-4%)	2mo	$265,990	$154	87
20079 Clover Field Ln	0.11mi	4/2.0	1,732 (-4%)	1mo	$266,490	$154	86
20003 Clover Field Ln	0.09mi	4/2.0	1,732 (-4%)	4mo	$252,285	$146	86
16100 Eden St	0.13mi	4/2.0	1,732 (-4%)	4mo	$245,990	$142	83
19942 Clover Field Ln	0.09mi	4/2.5	1,891 (+4%)	4mo	$266,420	$141	83
20045 Eden St	0.00mi	3/2.0 (-1)	1,569 (-13%)	3mo	$257,189	$164	70
16212 Eden St	0.06mi	3/2.0 (-1)	1,569 (-13%)	1mo	$263,490	$168	70
16194 Eden St	0.06mi	3/2.0 (-1)	1,569 (-13%)	2mo	$259,490	$165	69
20113 Clover Field Ln	0.10mi	3/2.0 (-1)	1,569 (-13%)	1mo	$259,490	$165	68
20037 Clover Field Ln	0.09mi	3/2.0 (-1)	1,569 (-13%)	4mo	$246,846	$157	65
16132 Eden St	0.10mi	3/2.0 (-1)	1,569 (-13%)	4mo	$254,273	$162	65
16068 Clover Field Ln	0.12mi	3/2.0 (-1)	1,569 (-13%)	4mo	$255,990	$163	64

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: 20.2%
• Equity multiple: 2.48×
• Total profit: $107,766
• Equity at exit: $196,670

10-year hold

• IRR: 18.8%
• Equity multiple: 5.29×
• Total profit: $311,848
• Equity at exit: $389,938

Cash invested: $72,657 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$1,361
• Tax est. 1.5%: −$324 /mo · $3,892/yr
• Insurance: −$108
• HOA: −$44
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $20

Break-even live

Break-even rent $2,326

Max offer price $259,490

Occupancy floor 94%

Sensitivity live

Price	-10% $199	-5% $109	+0% $20	+5% $-70	+10% $-160
Rent	-10% $-166	-5% $-73	+0% $20	+5% $113	+10% $205
Rate	-1.0pp $150	-0.5pp $86	base $20	+0.5pp $-48	+1.0pp $-116

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: $64,872
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14843 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	15d	1	1.39mi
14836 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	23d	1	1.39mi
14654 Dayton Cir Foley, AL	4.0	2.0	1791	$2,300	$1.28	23d	1	1.40mi
14746 Dayton Cir Foley, AL	4.0	2.0	1800	$2,300	$1.28	45d	1	1.45mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 20 events

1. 2026-06-21
   days on market $286,490 Active 64 DOM
2. 2026-06-19
   days on market $286,490 Active 62 DOM
3. 2026-06-18
   days on market $286,490 Active 61 DOM
4. 2026-06-17
   days on market $286,490 Active 60 DOM
5. 2026-06-16
   days on market $286,490 Active 59 DOM
6. 2026-06-15
   days on market $286,490 Active 58 DOM
7. 2026-06-14
   days on market $286,490 Active 56 DOM
8. 2026-06-13
   days on market $286,490 Active 55 DOM
9. 2026-06-10
   days on market $286,490 Active 53 DOM
10. 2026-06-09
    days on market $286,490 Active 52 DOM
11. 2026-06-08
    days on market $286,490 Active 51 DOM
12. 2026-06-07
    days on market $286,490 Active 50 DOM
13. 2026-06-05
    days on market $286,490 Active 47 DOM
14. 2026-06-03
    days on market $286,490 Active 46 DOM
15. 2026-06-02
    days on market $286,490 Active 45 DOM
16. 2026-06-01
    days on market $286,490 Active 44 DOM
17. 2026-05-31
    days on market $286,490 Active 43 DOM
18. 2026-05-30
    pricedays on market $286,490 Active 42 DOM
19. 2026-04-18
    listed $284,490 Active 646-char remark
20. 2026-04-14
    listed $284,490 Active 348-char remark

ⓘ 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: $28,207
• − Mortgage interest: −$14,535
• − Property taxes: −$3,892
• − Insurance: −$1,297
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − HOA: −$528
• − Depreciation: −$7,549
• Taxable loss: −$4,109
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $1,222/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

Excellent 100/100 None rehab

This beautifully designed single-story home is move-in ready with modern finishes and a low-maintenance layout.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Both Add smart home features — Smart home features can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Add smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

ⓘ 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

+0.7% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $286,490 BCAR
• 2026-04-18 Listed $284,490 BCAR