1858 Suavez Dr · Lillian, AL 36549

$180,000

4 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 269 Days on market

Built 2000 7,297 sqft lot $74/sqft · 16% below area Est $214k · 16% under $74/mo HOA · 3% of rent

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Why this score? — see what drove the B 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 +26.9/30.0
• ARV discount +14.7/15.0
• DSCR +9.3/10.0
• 1% rule +7.8/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready. This home is fully furnished and ready for you to move in full time or for your second home. Private lot and home has 4 bedroom 2.5 baths, a formal Living room and a Family room. The kitchen is fully stocked with appliances and ready for you to cook your favorite meals. Come and see it today with your favorite Realtor. The home is vacant and easy to show. The property is sold as/is and the Seller will do no repairs. Buyer to verify all information during due diligence.

Key facts

• 7,297 sq ft lot
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.1% in Lillian — 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 66/100 on livability (#97 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools C-, 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: 146 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $55k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $180k implies a 350% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.28% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.5

CMA / ARV

• ARV (median comp): $214,099
• List price: $180,000
• Delta: -15.93%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1862 Princess Ln	0.04mi	4/2.0	2,432 (0%)	16mo	$230,000	$95	85

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,698
• Equity at exit: $26,839

10-year hold

• IRR: 11.0%
• Equity multiple: 1.87×
• Total profit: $43,604
• Equity at exit: $15,563

Cash invested: $50,400 (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 36549

• Home prices YoY: -7.6%
• Active inventory: 146
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$74
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $499

Break-even live

Break-even rent $1,668

Max offer price $180,000

Occupancy floor 73%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32042 Terranova Loop Lillian, AL	4.0	2.0	1768	$2,300	$1.30	21d	1	1.28mi

HOA detail

• Monthly dues: $74 · $888/yr

Listing history 12 events

1. 2026-06-01
   status $180,000 Pending 269 DOM
2. 2026-05-31
   days on market $180,000 Active 269 DOM
3. 2026-05-30
   days on market $180,000 Active 268 DOM
4. 2026-05-09
   price $180,000 488-char remark

   Show marketing remark (488 chars)

   Move in ready. This home is fully furnished and ready for you to move in full time or for your second home. Private lot and home has 4 bedroom 2.5 baths, a formal Living room and a Family room. The kitchen is fully stocked with appliances and ready for you to cook your favorite meals. Come and see it today with your favorite Realtor. The home is vacant and easy to show. The property is sold as/is and the Seller will do no repairs. Buyer to verify all information during due diligence.

5. 2026-03-06
   price $215,000 488-char remark

   Show marketing remark (488 chars)

   Move in ready. This home is fully furnished and ready for you to move in full time or for your second home. Private lot and home has 4 bedroom 2.5 baths, a formal Living room and a Family room. The kitchen is fully stocked with appliances and ready for you to cook your favorite meals. Come and see it today with your favorite Realtor. The home is vacant and easy to show. The property is sold as/is and the Seller will do no repairs. Buyer to verify all information during due diligence.

6. 2026-03-06
   price $214,000 488-char remark

   Show marketing remark (488 chars)

   Move in ready. This home is fully furnished and ready for you to move in full time or for your second home. Private lot and home has 4 bedroom 2.5 baths, a formal Living room and a Family room. The kitchen is fully stocked with appliances and ready for you to cook your favorite meals. Come and see it today with your favorite Realtor. The home is vacant and easy to show. The property is sold as/is and the Seller will do no repairs. Buyer to verify all information during due diligence.

7. 2026-01-30
   price $219,000 488-char remark

   Show marketing remark (488 chars)

   Move in ready. This home is fully furnished and ready for you to move in full time or for your second home. Private lot and home has 4 bedroom 2.5 baths, a formal Living room and a Family room. The kitchen is fully stocked with appliances and ready for you to cook your favorite meals. Come and see it today with your favorite Realtor. The home is vacant and easy to show. The property is sold as/is and the Seller will do no repairs. Buyer to verify all information during due diligence.

8. 2025-10-07
   price $229,900 488-char remark

   Show marketing remark (488 chars)

   Move in ready. This home is fully furnished and ready for you to move in full time or for your second home. Private lot and home has 4 bedroom 2.5 baths, a formal Living room and a Family room. The kitchen is fully stocked with appliances and ready for you to cook your favorite meals. Come and see it today with your favorite Realtor. The home is vacant and easy to show. The property is sold as/is and the Seller will do no repairs. Buyer to verify all information during due diligence.

9. 2025-09-04
   listed $235,000 Active 488-char remark

   Show marketing remark (488 chars)

   Move in ready. This home is fully furnished and ready for you to move in full time or for your second home. Private lot and home has 4 bedroom 2.5 baths, a formal Living room and a Family room. The kitchen is fully stocked with appliances and ready for you to cook your favorite meals. Come and see it today with your favorite Realtor. The home is vacant and easy to show. The property is sold as/is and the Seller will do no repairs. Buyer to verify all information during due diligence.

10. 2016-01-11
    soldstatus $40,000 517-char remark

    Show marketing remark (517 chars)

    3/2 mobile home located in the popular Spanish Cove community! Home features an open/spacious floor plan, w/ formal living rm, fireplace, den & separate dining rm. Master suite w/ additional room that could be used as a home office; master bath has a walk in shower, garden tub & his/her sinks. Front & back covered patios. Large covered carport in back. Subdivision amenities include Club House, Fishing Pier, Outdoor Pool and Tennis Courts and 24hr security!Subject to AL Right of Redemption Laws.

11. 2015-10-16
    listed $50,000 517-char remark

    Show marketing remark (517 chars)

    3/2 mobile home located in the popular Spanish Cove community! Home features an open/spacious floor plan, w/ formal living rm, fireplace, den & separate dining rm. Master suite w/ additional room that could be used as a home office; master bath has a walk in shower, garden tub & his/her sinks. Front & back covered patios. Large covered carport in back. Subdivision amenities include Club House, Fishing Pier, Outdoor Pool and Tennis Courts and 24hr security!Subject to AL Right of Redemption Laws.

12. 1999-07-16
    soldstatus $17,500

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$888
• − Depreciation: −$5,236
• Taxable income: $3,377
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $5,178/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 — Lillian

• Score: 66/100
• State rank: #97
• US rank: #11371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,152
• Population (ZIP): 6,152

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 7% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -23.45%
• Current HPI: 285.5902
• 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

+928.6% since first listed

9 events — show timeline

• 2026-05-09 Price Changed $180,000 BCAR
• 2026-03-06 Price Changed $215,000 BCAR
• 2026-03-06 Price Changed $214,000 BCAR
• 2026-01-30 Price Changed $219,000 BCAR
• 2025-10-07 Price Changed $229,900 BCAR
• 2025-09-04 Listed $235,000 BCAR
• 2016-01-11 Sold (MLS) $40,000 BCAR
• 2015-10-16 Listed $50,000 BCAR
• 1999-07-16 Sold (Public Records) $17,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $268 · +33.9% YoY. Source: county tax records.