Dimaggio Plan · Summerdale, AL 36580

$284,990

4 bd · 2.0 ba · 1,810 sqft · SingleFamily · 32 Days on market

Good condition

---

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 +15.5/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks

This new single-story home boasts a convenient and low-maintenance layout. Three bedrooms are secluded near the front of the home, leading to a spacious and flexible open-concept layout where the kitchen, dining room and family room meet. Nestled into a private rear corner is the lavish owner's suite, featuring a full bathroom and walk-in closet.

Key facts

• Lavish owner's suite
• Full bathroom
• Walk-in closet

Tags

• SINGLE-STORY HOME
• LOW-MAINTENANCE LAYOUT
• OPEN-CONCEPT LAYOUT
• LAVISH OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $294,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (Dimaggio plan); Active new construction listing
• Construction: Built as part of new construction inventory (Plan: Dimaggio); Living area approximately 1810
• Exterior features: Located at 16050 Eden St, Summerdale, AL 36580; New construction plan (Dimaggio)

Interior

• Kitchen: Includes standard builder kitchen (plan details not specified)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open floor plan (model: Dimaggio)

🏗️ New construction. The $284,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• To cash-flow at today's rent, offer at most $273k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (16.1% below list).
• Recommended offer: $239k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Foley Elementary School (math 22% / reading 44%, grade F, #323 of 627 statewide, top 52%, 992 students, 76% FRL); Foley Middle School (math 11% / reading 36%, grade F, #172 of 257 statewide, top 68%, 783 students, 82% FRL); Foley High School (math 24% / reading 25%, grade F, #118 of 305 statewide, top 45%, 1,578 students, 75% FRL) — zoned schools average 78% FRL vs 38% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 45% district-wide (-18 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; 5 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 $72k 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 32 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,106 (16.1% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $257,990
• List price: $284,990
• Delta: 14.34%
• 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
20079 Clover Field Ln	0.06mi	4/2.0	1,732 (-4%)	1mo	$266,490	$154	89
16100 Eden St	0.02mi	4/2.0	1,732 (-4%)	4mo	$245,990	$142	89
16162 Eden St	0.07mi	4/2.0	1,732 (-4%)	2mo	$265,990	$154	88
20003 Clover Field Ln	0.07mi	4/2.0	1,732 (-4%)	4mo	$252,285	$146	86
20113 Clover Field Ln	0.06mi	3/2.0 (-1)	1,569 (-13%)	1mo	$259,490	$165	69
16068 Clover Field Ln	0.04mi	3/2.0 (-1)	1,569 (-13%)	4mo	$255,990	$163	68
16132 Eden St	0.04mi	3/2.0 (-1)	1,569 (-13%)	4mo	$254,273	$162	68
16194 Eden St	0.10mi	3/2.0 (-1)	1,569 (-13%)	2mo	$259,490	$165	67
16212 Eden St	0.12mi	3/2.0 (-1)	1,569 (-13%)	1mo	$263,490	$168	66
20037 Clover Field Ln	0.08mi	3/2.0 (-1)	1,569 (-13%)	4mo	$246,846	$157	66
20045 Eden St	0.15mi	3/2.0 (-1)	1,569 (-13%)	3mo	$257,189	$164	64
15425 Paddington Dr	0.66mi	4/2.0	1,928 (+6%)	4mo	$333,000	$173	55

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: 21.3%
• Equity multiple: 2.56×
• Total profit: $112,625
• Equity at exit: $195,533

10-year hold

• IRR: 19.6%
• Equity multiple: 5.45×
• Total profit: $321,806
• Equity at exit: $387,684

Cash invested: $72,237 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,391 high
• Mortgage (P&I): −$1,353
• Tax est. 1.5%: −$322 /mo · $3,870/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $106

Break-even live

Break-even rent $2,257

Max offer price $257,990

Occupancy floor 91%

Sensitivity live

Price	-10% $284	-5% $195	+0% $106	+5% $17	+10% $-72
Rent	-10% $-83	-5% $12	+0% $106	+5% $200	+10% $295
Rate	-1.0pp $236	-0.5pp $172	base $106	+0.5pp $39	+1.0pp $-29

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: $64,498
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	1.26mi
14654 Dayton Cir Foley, AL	4.0	2.0	1791	$2,300	$1.28	23d	1	1.27mi
14836 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	23d	1	1.27mi
14746 Dayton Cir Foley, AL	4.0	2.0	1800	$2,300	$1.28	45d	1	1.33mi
15293 Troon Dr Foley, AL	3.0	2.0	1560	$2,600	$1.67	15d	1	1.44mi

Listing history 18 events

1. 2026-06-21
   days on market $284,990 Active 32 DOM
2. 2026-06-19
   days on market $284,990 Active 30 DOM
3. 2026-06-18
   days on market $284,990 Active 29 DOM
4. 2026-06-17
   days on market $284,990 Active 28 DOM
5. 2026-06-16
   days on market $284,990 Active 27 DOM
6. 2026-06-15
   days on market $284,990 Active 26 DOM
7. 2026-06-14
   days on market $284,990 Active 24 DOM
8. 2026-06-13
   days on market $284,990 Active 23 DOM
9. 2026-06-10
   days on market $284,990 Active 21 DOM
10. 2026-06-09
    days on market $284,990 Active 20 DOM
11. 2026-06-08
    days on market $284,990 Active 19 DOM
12. 2026-06-07
    days on market $284,990 Active 18 DOM
13. 2026-06-03
    days on market $284,990 Active 14 DOM
14. 2026-06-02
    days on market $284,990 Active 13 DOM
15. 2026-06-01
    days on market $284,990 Active 12 DOM
16. 2026-05-31
    pricedays on market $284,990 Active 11 DOM
17. 2026-05-30
    days on market $294,990 Active 10 DOM
18. 2026-05-20
    listed $294,990 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: $28,693
• − Mortgage interest: −$14,451
• − Property taxes: −$3,870
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$7,505
• Taxable loss: −$3,015
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $1,996/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

Good 80/100 None rehab

This move-in-ready single-story home offers a spacious and modern layout with good condition and minimal maintenance needs. Potential buyers and tenants will appreciate the well-maintained exterior, interior, and open-concept design.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained yard can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home technology can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home technology can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

ⓘ 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