24614 Pecan Ter · Robertsdale, AL 36551

$189,500

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 119 Days on market

Built 1998 10,323 sqft lot $113/sqft · 94% above area

---

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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained home sits on a spacious lot with a fully fenced backyard, offering both privacy and room to enjoy the outdoors. The home features three comfortable bedrooms and two full bathrooms, providing a functional layout for everyday living. A wooden deck and welcoming front porch extend the living space outdoors, ideal for relaxing or entertaining. Conveniently located in Loxley, Alabama, the property is just minutes from shopping, dining, entertainment, and medical facilities, and only a short drive from the sugar-white beaches of the Gulf of Mexico. With its desirable location, generous lot size, and flexible layout, this property presents an excellent opportunity for owner-occupants, long-term rental income, or investors seeking strong potential in a growing Baldwin County market. So come LIVE YOUR BEST LIFE. .. in Loxley, AL! Buyer to verify all information during due diligence.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.4% in Robertsdale — 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 58/100 on livability (#371 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, schools 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: 166 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

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 119 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $159k; 19% 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 $172,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $97,782
• List price: $189,500
• Delta: 93.80%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24504 Pecan Ct	0.11mi	3/2.0	1,734 (+3%)	7mo	$48,000	$28	84
24098 Gemstone Dr	0.37mi	3/2.0	1,742 (+4%)	14mo	$138,000	$79	65
16066 Pecan View Dr	0.27mi	3/2.0	1,920 (+14%)	12mo	$95,900	$50	54

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-16,477
• Equity at exit: $28,255

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $4,056
• Equity at exit: $16,384

Cash invested: $53,060 (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 36551

• Home prices YoY: -19.6%
• Active inventory: 166
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$994
• Tax est. 1.5%: −$237 /mo · $2,842/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $223

Break-even live

Break-even rent $1,658

Max offer price $189,500

Occupancy floor 84%

Sensitivity live

Price	-10% $354	-5% $288	+0% $223	+5% $157	+10% $92
Rent	-10% $70	-5% $146	+0% $223	+5% $300	+10% $376
Rate	-1.0pp $318	-0.5pp $271	base $223	+0.5pp $174	+1.0pp $124

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24249 Gemstone Dr Loxley, AL	3.0	2.0	1325	$1,795	$1.35	44d	1	0.37mi
24304 Raynagua Blvd Loxley, AL	3.0	2.0	1743	$2,045	$1.17	14d	1	0.39mi
25472 Overlook Dr Loxley, AL	4.0	4.0	1955	$2,000	$1.02	44d	1	0.96mi

Listing history 30 events

1. 2026-06-19
   days on market $189,500 Active 119 DOM
2. 2026-06-18
   days on market $189,500 Active 118 DOM
3. 2026-06-17
   days on market $189,500 Active 117 DOM
4. 2026-06-16
   days on market $189,500 Active 116 DOM
5. 2026-06-15
   days on market $189,500 Active 115 DOM
6. 2026-06-14
   days on market $189,500 Active 113 DOM
7. 2026-06-13
   days on market $189,500 Active 112 DOM
8. 2026-06-10
   days on market $189,500 Active 110 DOM
9. 2026-06-09
   days on market $189,500 Active 109 DOM
10. 2026-06-08
    days on market $189,500 Active 108 DOM
11. 2026-06-07
    days on market $189,500 Active 107 DOM
12. 2026-06-05
    days on market $189,500 Active 104 DOM
13. 2026-06-03
    days on market $189,500 Active 103 DOM
14. 2026-06-02
    days on market $189,500 Active 102 DOM
15. 2026-06-01
    days on market $189,500 Active 101 DOM
16. 2026-05-31
    days on market $189,500 Active 100 DOM
17. 2026-05-30
    days on market $189,500 Active 99 DOM
18. 2026-05-12
    price $189,500 907-char remark

    Show marketing remark (907 chars)

    This well-maintained home sits on a spacious lot with a fully fenced backyard, offering both privacy and room to enjoy the outdoors. The home features three comfortable bedrooms and two full bathrooms, providing a functional layout for everyday living. A wooden deck and welcoming front porch extend the living space outdoors, ideal for relaxing or entertaining. Conveniently located in Loxley, Alabama, the property is just minutes from shopping, dining, entertainment, and medical facilities, and only a short drive from the sugar-white beaches of the Gulf of Mexico. With its desirable location, generous lot size, and flexible layout, this property presents an excellent opportunity for owner-occupants, long-term rental income, or investors seeking strong potential in a growing Baldwin County market. So come LIVE YOUR BEST LIFE. .. in Loxley, AL! Buyer to verify all information during due diligence.

19. 2026-03-30
    price $199,000 907-char remark

    Show marketing remark (907 chars)

    This well-maintained home sits on a spacious lot with a fully fenced backyard, offering both privacy and room to enjoy the outdoors. The home features three comfortable bedrooms and two full bathrooms, providing a functional layout for everyday living. A wooden deck and welcoming front porch extend the living space outdoors, ideal for relaxing or entertaining. Conveniently located in Loxley, Alabama, the property is just minutes from shopping, dining, entertainment, and medical facilities, and only a short drive from the sugar-white beaches of the Gulf of Mexico. With its desirable location, generous lot size, and flexible layout, this property presents an excellent opportunity for owner-occupants, long-term rental income, or investors seeking strong potential in a growing Baldwin County market. So come LIVE YOUR BEST LIFE. .. in Loxley, AL! Buyer to verify all information during due diligence.

20. 2026-02-21
    listed $203,800 Active 907-char remark

    Show marketing remark (907 chars)

    This well-maintained home sits on a spacious lot with a fully fenced backyard, offering both privacy and room to enjoy the outdoors. The home features three comfortable bedrooms and two full bathrooms, providing a functional layout for everyday living. A wooden deck and welcoming front porch extend the living space outdoors, ideal for relaxing or entertaining. Conveniently located in Loxley, Alabama, the property is just minutes from shopping, dining, entertainment, and medical facilities, and only a short drive from the sugar-white beaches of the Gulf of Mexico. With its desirable location, generous lot size, and flexible layout, this property presents an excellent opportunity for owner-occupants, long-term rental income, or investors seeking strong potential in a growing Baldwin County market. So come LIVE YOUR BEST LIFE. .. in Loxley, AL! Buyer to verify all information during due diligence.

21. 2026-01-23
    historical $203,800 907-char remark

    Show marketing remark (907 chars)

    This well-maintained home sits on a spacious lot with a fully fenced backyard, offering both privacy and room to enjoy the outdoors. The home features three comfortable bedrooms and two full bathrooms, providing a functional layout for everyday living. A wooden deck and welcoming front porch extend the living space outdoors, ideal for relaxing or entertaining. Conveniently located in Loxley, Alabama, the property is just minutes from shopping, dining, entertainment, and medical facilities, and only a short drive from the sugar-white beaches of the Gulf of Mexico. With its desirable location, generous lot size, and flexible layout, this property presents an excellent opportunity for owner-occupants, long-term rental income, or investors seeking strong potential in a growing Baldwin County market. So come LIVE YOUR BEST LIFE. .. in Loxley, AL! Buyer to verify all information during due diligence.

22. 2022-08-26
    soldstatus $159,000
23. 2022-08-25
    soldstatus $159,000 Closed 432-char remark

    Show marketing remark (432 chars)

    Updated mobile home on large privacy fence lot has all new flooring and interior paint throughout. HVAC replaced last year. Master with En-Suite bath - double vanities and single dressing vanity, separate shower and garden tub. Oversize walk in closet. Greatroom with fireplace at one end and dining area in the front. Kitchen with breakfast area with built in desk area. Perfect first time buyer or investor - great rental history.

24. 2022-08-25
    soldstatus $159,000

    Show marketing remark (432 chars)

    Updated mobile home on large privacy fence lot has all new flooring and interior paint throughout. HVAC replaced last year. Master with En-Suite bath - double vanities and single dressing vanity, separate shower and garden tub. Oversize walk in closet. Greatroom with fireplace at one end and dining area in the front. Kitchen with breakfast area with built in desk area. Perfect first time buyer or investor - great rental history.

25. 2022-08-08
    status Pending 432-char remark

    Show marketing remark (432 chars)

    Updated mobile home on large privacy fence lot has all new flooring and interior paint throughout. HVAC replaced last year. Master with En-Suite bath - double vanities and single dressing vanity, separate shower and garden tub. Oversize walk in closet. Greatroom with fireplace at one end and dining area in the front. Kitchen with breakfast area with built in desk area. Perfect first time buyer or investor - great rental history.

26. 2022-08-03
    listed $159,900 Active 432-char remark

    Show marketing remark (432 chars)

    Updated mobile home on large privacy fence lot has all new flooring and interior paint throughout. HVAC replaced last year. Master with En-Suite bath - double vanities and single dressing vanity, separate shower and garden tub. Oversize walk in closet. Greatroom with fireplace at one end and dining area in the front. Kitchen with breakfast area with built in desk area. Perfect first time buyer or investor - great rental history.

27. 2021-03-12
    soldstatus $70,000
28. 2012-11-30
    soldstatus $30,000
29. 2012-10-09
    listed $39,900
30. 1998-06-19
    soldstatus $91,700

ⓘ 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 9/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,279
• − Mortgage interest: −$10,615
• − Property taxes: −$2,842
• − Insurance: −$948
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$5,513
• Taxable loss: −$363
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $2,763/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 — Robertsdale

• Score: 58/100
• State rank: #371
• US rank: #21424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,095
• Population (ZIP): 12,915

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 (75%)
• Race & ethnicity: White 75% Black 15% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -71.18%
• Current HPI: 291.8584
• 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

+106.7% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $189,500 BCAR
• 2026-03-30 Price Changed $199,000 BCAR
• 2026-02-21 Listed $203,800 BCAR
• 2026-01-23 Coming Soon $203,800 BCAR
• 2022-08-26 Sold (Public Records) $159,000 Public Records
• 2022-08-25 Sold (MLS) $159,000 GCMLS AL
• 2022-08-25 Sold (MLS) $159,000 BCAR
• 2022-08-08 Pending — BCAR
• 2022-08-03 Listed $159,900 BCAR
• 2021-03-12 Sold (Public Records) $70,000 Public Records
• 2012-11-30 Sold (MLS) $30,000 BCAR
• 2012-10-09 Listed $39,900 BCAR
• 1998-06-19 Sold (Public Records) $91,700 Public Records

Property tax history

-0.7%/yr

Latest (2025): $194 · +37.5% YoY. Source: county tax records.