24903 Patterson Rd · Loxley, AL 36567

$179,000

5 bd · 2.0 ba · 1,138 sqft · Manufactured public records · 6 Days on market

Built 1986 0.71 ac lot $157/sqft · 16% above area Est $183k · at est. ↓ 15% since listing

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Why this score? — see what drove the D+ 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 +18.4/30.0
• ARV discount +8.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• 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

NEED 5 BEDROOMS? Here it is! A 5-bedroom, 2 bath home that is move-in ready! The home is on 0.65 acres and offers not one but two outbuildings for your lawnmower, tools and other storage needs. Shed 1 is approximately 10'x15', and shed 2 is about 12'x20', and features a lean-to. The backyard has a wood privacy fence with double gates leading to the front of the property, and the back porch is covered, with TV and jacuzzi, ready for your enjoyment. There is a carport for one vehicle, and plenty of parking for several others. Come see it before it's too late! Buyer to verify all facts and measurements during due diligence period.

Key facts

• Plenty of parking
• Two outbuildings
• Carport

Tags

• TWO OUTBUILDINGS
• WOOD PRIVACY FENCE
• BACK PORCH
• CARPORT
• PLENTY OF PARKING

Property features AI

Finance

• Other: Owner conveys mineral rights if any
• HOA & community: No transfer fees; No community features

Exterior

• Parking: Single carport (1 covered space)
• Utilities: Water: East Baldwin Water Authority; Sewer: Septic tank; Electric: Baldwin EMC
• Home design: Mobile home; One story; Resale condition
• Construction: Vinyl siding; Pillar/post/pier foundation; Roof: see remarks
• Exterior features: Fenced yard; Covered patio/porch; Level lot with few trees; Less than 1 acre; No waterfront

Interior

• Kitchen: Convection oven; Microwave; Electric range
• Bedrooms: Master bedroom with walk-in closet; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central electric heating; Ceiling fans for cooling; Has heating
• Interior features: Family room; Ceiling fans; Storm doors; No fireplace
• Laundry & utility: Washer/dryer hook-ups outside; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (0.7% below list).
• Recommended offer: $178k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.1% in Loxley — 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 (#95 in AL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B; Watch: crime 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.
• Zoned schools: Central Baldwin Middle School (math 17% / reading 49%, grade F, #101 of 257 statewide, top 40%, 757 students, 74% FRL); Robertsdale High School (math 34% / reading 34%, grade F, #53 of 305 statewide, top 18%, 1,450 students, 64% FRL) — zoned schools average 69% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 193 active listings in the ZIP; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $152k; 17% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,793 (0.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $183,000
• List price: $179,000
• Delta: -2.19%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-18,308
• Equity at exit: $26,689

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,094
• Equity at exit: $15,477

Cash invested: $50,120 (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 36567

• Home prices YoY: -12.8%
• Active inventory: 193
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $168

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 86%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending 689-char remark

   Show marketing remark (635 chars)

   NEED 5 BEDROOMS? Here it is! A 5-bedroom, 2 bath home that is move-in ready! The home is on 0.65 acres and offers not one but two outbuildings for your lawnmower, tools and other storage needs. Shed 1 is approximately 10'x15', and shed 2 is about 12'x20', and features a lean-to. The backyard has a wood privacy fence with double gates leading to the front of the property, and the back porch is covered, with TV and jacuzzi, ready for your enjoyment. There is a carport for one vehicle, and plenty of parking for several others. Come see it before it's too late! Buyer to verify all facts and measurements during due diligence period.

2. 2026-05-11
   status Pending 635-char remark

   Show marketing remark (635 chars)

   NEED 5 BEDROOMS? Here it is! A 5-bedroom, 2 bath home that is move-in ready! The home is on 0.65 acres and offers not one but two outbuildings for your lawnmower, tools and other storage needs. Shed 1 is approximately 10'x15', and shed 2 is about 12'x20', and features a lean-to. The backyard has a wood privacy fence with double gates leading to the front of the property, and the back porch is covered, with TV and jacuzzi, ready for your enjoyment. There is a carport for one vehicle, and plenty of parking for several others. Come see it before it's too late! Buyer to verify all facts and measurements during due diligence period.

3. 2026-05-05
   listed $179,000 Active 635-char remark

   Show marketing remark (635 chars)

   NEED 5 BEDROOMS? Here it is! A 5-bedroom, 2 bath home that is move-in ready! The home is on 0.65 acres and offers not one but two outbuildings for your lawnmower, tools and other storage needs. Shed 1 is approximately 10'x15', and shed 2 is about 12'x20', and features a lean-to. The backyard has a wood privacy fence with double gates leading to the front of the property, and the back porch is covered, with TV and jacuzzi, ready for your enjoyment. There is a carport for one vehicle, and plenty of parking for several others. Come see it before it's too late! Buyer to verify all facts and measurements during due diligence period.

4. 2026-05-05
   listed $179,000 Active 689-char remark

   Show marketing remark (635 chars)

   NEED 5 BEDROOMS? Here it is! A 5-bedroom, 2 bath home that is move-in ready! The home is on 0.65 acres and offers not one but two outbuildings for your lawnmower, tools and other storage needs. Shed 1 is approximately 10'x15', and shed 2 is about 12'x20', and features a lean-to. The backyard has a wood privacy fence with double gates leading to the front of the property, and the back porch is covered, with TV and jacuzzi, ready for your enjoyment. There is a carport for one vehicle, and plenty of parking for several others. Come see it before it's too late! Buyer to verify all facts and measurements during due diligence period.

ⓘ 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 6/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,335
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,207
• Taxable loss: −$893
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $2,225/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 — Loxley

• Score: 66/100
• State rank: #95
• US rank: #11346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baldwin County · 181,514 people
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 16,095
• Household income: $66,432
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 274.0

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 (85%)
• Race & ethnicity: White 85% Black 11% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -47.36%
• Current HPI: 323.3496
• Rent YoY: —
• Metro: Daphne-Fairhope-Foley, AL
• 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

-14.8% since first listed

7 events — show timeline

• 2026-06-04 Sold (Public Records) $152,500 Public Records
• 2026-06-02 Sold (MLS) $152,500 BCAR
• 2026-06-02 Sold (MLS) $152,500 GCMLS AL
• 2026-05-11 Pending — BCAR
• 2026-05-11 Pending — GCMLS AL
• 2026-05-05 Listed $179,000 GCMLS AL
• 2026-05-05 Listed $179,000 BCAR

Property tax history

+1.7%/yr

Latest (2025): $207 · +42.7% YoY. Source: county tax records.