17852 County Road 9 · Fairhope, AL 36580

$210,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 89 Days on market

Built 1960 1.00 ac lot $184/sqft · 20% below area Est $262k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Appreciation +9.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

17852 County Road 9 Summerdale Al . Motivated seller. Don’t miss out! is a one of a kind property offering a rare opportunity to live, work and rent Space on the same property. Very unique 1 acre estate. Zoned BCZ! In the county. Property plays host to a 1,140 sqft home. A 1600 sq ft commercial service shop and an 810 sq ft carport cover area, concrete floor with attached wooden garage and wooden floor. Completely fenced. Brand new well water pump with option to hook to city water. There is also a hook up / septic , water , well to move in another tiny home or mobile home. What a great investment. Many possibilities. Live and work on site. Move your business in, live next door. Potential for another residence. Home has 3 bedrooms, recently renovated. New base board heaters. New roof on shop and house. Call today. Lots of details. Tiny house currently there DOES NOT CONVEY. Buyer to verify all information during due diligence. open link https://www. homes.com/property/17852-county-road-9-summerdale-al/g2kybw3xbd5rj/?dk=tbb11pjs44c6f & tab=1 & utm_source=Homes & utm_medium=email & utm_campaign=HM_PDT_B2B_ALL_MatterportNowLive_20250108 & utm_id=98200939-f21b-f111-a5f8-5cba2c705840 & utm_content=cta

Key facts

• Carport cover area
• Zoned bcz
• 1 acre estate

Tags

• 1 ACRE ESTATE
• ZONED BCZ
• COMMERCIAL SERVICE SHOP
• CARPORT COVER AREA
• CONCRETE FLOOR
• ATTACHED WOODEN GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (18.7% below list).
• Recommended offer: $171k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% in Fairhope — 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 76/100 on livability (#15 in AL, #3,577 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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.
• Market conditions: 143 active listings in the ZIP; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $64k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $210k implies a 75% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,733 (18.7% 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 89 days. Have you received any prior offers? Is the seller open to a 19% 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 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?
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: 0.81% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $262,017
• List price: $210,000
• Delta: -19.85%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17595 River Rd	0.62mi	2/1.0	1,082 (-5%)	1mo	$324,480	$300	62

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: 18.3%
• Equity multiple: 2.35×
• Total profit: $79,649
• Equity at exit: $159,161

10-year hold

• IRR: 17.3%
• Equity multiple: 5.01×
• Total profit: $235,976
• Equity at exit: $315,569

Cash invested: $58,800 (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: 143
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-102

Break-even live

Break-even rent $1,837

Max offer price $195,172

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $210,000 Active 89 DOM
2. 2026-06-18
   days on market $210,000 Active 88 DOM
3. 2026-06-17
   days on market $210,000 Active 87 DOM
4. 2026-06-16
   days on market $210,000 Active 86 DOM
5. 2026-06-15
   days on market $210,000 Active 85 DOM
6. 2026-06-14
   days on market $210,000 Active 83 DOM
7. 2026-06-13
   days on market $210,000 Active 82 DOM
8. 2026-06-10
   days on market $210,000 Active 80 DOM
9. 2026-06-09
   days on market $210,000 Active 79 DOM
10. 2026-06-08
    days on market $210,000 Active 78 DOM
11. 2026-06-07
    days on market $210,000 Active 77 DOM
12. 2026-06-05
    days on market $210,000 Active 74 DOM
13. 2026-06-03
    days on market $210,000 Active 73 DOM
14. 2026-06-02
    days on market $210,000 Active 72 DOM
15. 2026-06-01
    days on market $210,000 Active 71 DOM
16. 2026-05-31
    days on market $210,000 Active 70 DOM
17. 2026-05-30
    days on market $210,000 Active 69 DOM
18. 2026-05-18
    price $210,000 1248-char remark

    Show marketing remark (1248 chars)

    17852 County Road 9 Summerdale Al . Motivated seller. Don’t miss out! is a one of a kind property offering a rare opportunity to live, work and rent Space on the same property. Very unique 1 acre estate. Zoned BCZ! In the county. Property plays host to a 1,140 sqft home. A 1600 sq ft commercial service shop and an 810 sq ft carport cover area, concrete floor with attached wooden garage and wooden floor. Completely fenced. Brand new well water pump with option to hook to city water. There is also a hook up / septic , water , well to move in another tiny home or mobile home. What a great investment. Many possibilities. Live and work on site. Move your business in, live next door. Potential for another residence. Home has 3 bedrooms, recently renovated. New base board heaters. New roof on shop and house. Call today. Lots of details. Tiny house currently there DOES NOT CONVEY. Buyer to verify all information during due diligence. open link https://www. homes.com/property/17852-county-road-9-summerdale-al/g2kybw3xbd5rj/?dk=tbb11pjs44c6f & tab=1 & utm_source=Homes & utm_medium=email & utm_campaign=HM_PDT_B2B_ALL_MatterportNowLive_20250108 & utm_id=98200939-f21b-f111-a5f8-5cba2c705840 & utm_content=cta

19. 2026-04-20
    price $254,000 1248-char remark

    Show marketing remark (1248 chars)

    17852 County Road 9 Summerdale Al . Motivated seller. Don’t miss out! is a one of a kind property offering a rare opportunity to live, work and rent Space on the same property. Very unique 1 acre estate. Zoned BCZ! In the county. Property plays host to a 1,140 sqft home. A 1600 sq ft commercial service shop and an 810 sq ft carport cover area, concrete floor with attached wooden garage and wooden floor. Completely fenced. Brand new well water pump with option to hook to city water. There is also a hook up / septic , water , well to move in another tiny home or mobile home. What a great investment. Many possibilities. Live and work on site. Move your business in, live next door. Potential for another residence. Home has 3 bedrooms, recently renovated. New base board heaters. New roof on shop and house. Call today. Lots of details. Tiny house currently there DOES NOT CONVEY. Buyer to verify all information during due diligence. open link https://www. homes.com/property/17852-county-road-9-summerdale-al/g2kybw3xbd5rj/?dk=tbb11pjs44c6f & tab=1 & utm_source=Homes & utm_medium=email & utm_campaign=HM_PDT_B2B_ALL_MatterportNowLive_20250108 & utm_id=98200939-f21b-f111-a5f8-5cba2c705840 & utm_content=cta

20. 2026-03-25
    status Active 1248-char remark

    Show marketing remark (1248 chars)

    17852 County Road 9 Summerdale Al . Motivated seller. Don’t miss out! is a one of a kind property offering a rare opportunity to live, work and rent Space on the same property. Very unique 1 acre estate. Zoned BCZ! In the county. Property plays host to a 1,140 sqft home. A 1600 sq ft commercial service shop and an 810 sq ft carport cover area, concrete floor with attached wooden garage and wooden floor. Completely fenced. Brand new well water pump with option to hook to city water. There is also a hook up / septic , water , well to move in another tiny home or mobile home. What a great investment. Many possibilities. Live and work on site. Move your business in, live next door. Potential for another residence. Home has 3 bedrooms, recently renovated. New base board heaters. New roof on shop and house. Call today. Lots of details. Tiny house currently there DOES NOT CONVEY. Buyer to verify all information during due diligence. open link https://www. homes.com/property/17852-county-road-9-summerdale-al/g2kybw3xbd5rj/?dk=tbb11pjs44c6f & tab=1 & utm_source=Homes & utm_medium=email & utm_campaign=HM_PDT_B2B_ALL_MatterportNowLive_20250108 & utm_id=98200939-f21b-f111-a5f8-5cba2c705840 & utm_content=cta

21. 2026-03-15
    listed $274,000 Active 1248-char remark

    Show marketing remark (1248 chars)

    17852 County Road 9 Summerdale Al . Motivated seller. Don’t miss out! is a one of a kind property offering a rare opportunity to live, work and rent Space on the same property. Very unique 1 acre estate. Zoned BCZ! In the county. Property plays host to a 1,140 sqft home. A 1600 sq ft commercial service shop and an 810 sq ft carport cover area, concrete floor with attached wooden garage and wooden floor. Completely fenced. Brand new well water pump with option to hook to city water. There is also a hook up / septic , water , well to move in another tiny home or mobile home. What a great investment. Many possibilities. Live and work on site. Move your business in, live next door. Potential for another residence. Home has 3 bedrooms, recently renovated. New base board heaters. New roof on shop and house. Call today. Lots of details. Tiny house currently there DOES NOT CONVEY. Buyer to verify all information during due diligence. open link https://www. homes.com/property/17852-county-road-9-summerdale-al/g2kybw3xbd5rj/?dk=tbb11pjs44c6f & tab=1 & utm_source=Homes & utm_medium=email & utm_campaign=HM_PDT_B2B_ALL_MatterportNowLive_20250108 & utm_id=98200939-f21b-f111-a5f8-5cba2c705840 & utm_content=cta

22. 2025-08-28
    soldstatus $120,000
23. 2005-07-26
    soldstatus $54,500

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,488
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$6,109
• Taxable loss: −$4,862
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $-63/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 — Fairhope

• Score: 76/100
• State rank: #15
• US rank: #3577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 38,108
• 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

+285.3% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $210,000 BCAR
• 2026-04-20 Price Changed $254,000 BCAR
• 2026-03-25 Relisted — BCAR
• 2026-03-15 Listed $274,000 BCAR
• 2025-08-28 Sold (Public Records) $120,000 Public Records
• 2005-07-26 Sold (Public Records) $54,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $379 · +15.4% YoY. Source: county tax records.