710 S Mobile St #5 · Fairhope, AL 36532

$273,900

2 bd · 2.5 ba · 1,939 sqft · SingleFamily · 395 Days on market

Built 1976 Good condition $141/sqft · 48% below area Est $527k · 48% under $772/mo HOA · 32% of rent

---

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).

• ARV discount +15.0/15.0
• Schools +5.8/10.0
• Cash flow +4.3/30.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great year around or second home located on beautiful Mobile Bay and a short walk or cart drive to newly renovated Fairhope Pier and downtown Fairhope where you visit your favorite boutique, bookstore, coffee shop and frequent live entertainment. This unit has covered parking, and once inside the ground floor entrance, you will find a large bonus room that can be used as a 3rd bedroom, or rec room with a wet bar and extra storage. This ground floor flex room accounts for 364 sq/ft of the total 1939 sq/ft. On the second floor you will find a spacious living room with a balcony and the kitchen, dining room and half bath. Continue upstairs to to find two spacious bedrooms on opposite ends and each with its own en-suite and walk-in closet, but the primary bedroom has its own balcony. Magnolia Beach is well maintained by its own staff so you can enjoy the beautiful community saltwater pool, private pier, gathering deck and gazebo. Monthly fees provide for pest control, termite, water and trash services. Buyer to verify all information during due diligence.

Key facts

• Wet bar
• Extra storage
• Large bonus rec room

Tags

• LARGE BONUS REC ROOM
• WET BAR
• EXTRA STORAGE
• SPACIOUS LIVING ROOM
• BALCONY
• COMMUNITY SALTWATER POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (61.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (10.7% below list).
• Recommended offer: $106k (61.2% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Fairhope West Elementary (math 54% / reading 73%, grade B, #46 of 627 statewide, top 8%, 1,007 students, 39% FRL); Fairhope Middle School (math 54% / reading 75%, grade A-, #3 of 257 statewide, top 1%, 777 students, 33% FRL); Fairhope High School (math 43% / reading 46%, grade F, #22 of 305 statewide, top 8%, 1,629 students, 31% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 58% at this address vs 45% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Baldwin County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.0%/yr); 859 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 33% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $8k 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 395 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $61k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 32% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $106,240 (61.2% 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 395 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.89% ✗
• Cap rate: 3.09%
• Cash-on-cash: -11.46%
• DSCR: 0.49
• GRM: 9.3

CMA / ARV

• ARV (median comp): $527,179
• List price: $273,900
• Delta: -48.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Paddock Dr	0.26mi	3/2.0 (+1)	1,930 (-0%)	5mo	$449,000	$233	76
77 Paddock Dr	0.27mi	2/2.0	1,902 (-2%)	8mo	$535,000	$281	76
10 Paddock Dr	0.16mi	2/2.5	1,762 (-9%)	2mo	$542,750	$308	75
3 Molokai Ln	0.27mi	3/3.0 (+1)	2,084 (+8%)	4mo	$930,000	$446	64
29 Paddock Dr	0.21mi	2/2.0	1,682 (-13%)	3mo	$320,000	$190	63
68 Paddock Dr	0.31mi	3/2.0 (+1)	1,827 (-6%)	11mo	$544,000	$298	60
210 S Mobile Street St #10	0.72mi	2/2.5	1,833 (-6%)	0mo	$615,000	$336	57
208 Pecan Ave	0.58mi	3/2.5 (+1)	1,762 (-9%)	4mo	$779,000	$442	50
257 Fig Ave	0.63mi	3/2.0 (+1)	1,781 (-8%)	8mo	$865,000	$486	44
358 S Mobile St	0.51mi	3/2.5 (+1)	2,198 (+13%)	7mo	$2,100,000	$955	43
106 White Ave	0.66mi	3/3.0 (+1)	1,765 (-9%)	12mo	$870,000	$493	38
55 White Ave	0.66mi	3/2.5 (+1)	2,164 (+12%)	11mo	$1,001,000	$463	35

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -52.2%
• Equity multiple: -0.53×
• Total profit: $-117,529
• Equity at exit: $40,839

10-year hold

• IRR: —
• Equity multiple: -1.54×
• Total profit: $-194,728
• Equity at exit: $23,682

Cash invested: $76,692 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 9 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $549,000 ($293/sqft)
• Median days on market: 89 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36532

• Rents YoY: 3.0%
• Active inventory: 859
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,447 high
• Mortgage (P&I): −$1,436
• Tax est. 1.5%: −$342 /mo · $4,108/yr
• Insurance: −$114
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$772
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-1,159

Break-even live

Break-even rent $3,913

Max offer price $106,240

Occupancy floor —

Sensitivity live

Price	-10% $-969	-5% $-1,064	+0% $-1,159	+5% $-1,253	+10% $-1,348
Rent	-10% $-1,352	-5% $-1,255	+0% $-1,159	+5% $-1,062	+10% $-965
Rate	-1.0pp $-1,021	-0.5pp $-1,089	base $-1,159	+0.5pp $-1,230	+1.0pp $-1,302

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: $68,475
• Closing costs: $8,217
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 S Mobile St #23 Fairhope, AL	2.0	2.5	1900	$2,400	$1.26	93d	1	0.02mi
252 S Bayview St Fairhope, AL	3.0	2.0	1628	$2,600	$1.60	93d	1	0.69mi
109 Gaston Ave Fairhope, AL	3.0	2.0	2482	$4,500	$1.81	93d	1	0.75mi
7 Twin Echo Ct Unit A Fairhope, AL	3.0	2.0	1354	$1,950	$1.44	93d	1	1.00mi
571 Dogwood Ave Fairhope, AL	2.0	2.0	1462	$3,000	$2.05	93d	1	1.21mi
460 Equality Ave Fairhope, AL	2.0	2.5	2271	$3,500	$1.54	70d	1	1.39mi
19659 Young St Fairhope, AL	3.0	3.0	2200	$2,100	$0.95	70d	1	1.44mi

HOA detail $772/mo · $9,264/yr

• Likely covers: watertrashpool

Listing history 50 events

1. 2026-08-08
   days on market $273,900 Active 395 DOM
2. 2026-08-07
   days on market $273,900 Active 394 DOM
3. 2026-08-06
   days on market $273,900 Active 393 DOM
4. 2026-08-05
   days on market $273,900 Active 392 DOM
5. 2026-08-04
   days on market $273,900 Active 391 DOM
6. 2026-08-03
   days on market $273,900 Active 390 DOM
7. 2026-07-31
   days on market $273,900 Active 387 DOM
8. 2026-07-30
   pricedays on market $273,900 Active 386 DOM
9. 2026-07-29
   days on market $279,900 Active 385 DOM
10. 2026-07-27
    days on market $279,900 Active 383 DOM
11. 2026-07-25
    days on market $279,900 Active 381 DOM
12. 2026-07-24
    days on market $279,900 Active 380 DOM
13. 2026-07-23
    days on market $279,900 Active 379 DOM
14. 2026-07-22
    days on market $279,900 Active 378 DOM
15. 2026-07-21
    days on market $279,900 Active 377 DOM
16. 2026-07-18
    days on market $279,900 Active 374 DOM
17. 2026-07-16
    days on market $279,900 Active 372 DOM
18. 2026-07-16
    days on market $279,900 Active 371 DOM
19. 2026-07-14
    days on market $279,900 Active 370 DOM
20. 2026-07-13
    days on market $279,900 Active 369 DOM
21. 2026-07-12
    days on market $279,900 Active 368 DOM
22. 2026-07-11
    days on market $279,900 Active 367 DOM
23. 2026-07-10
    days on market $279,900 Active 366 DOM
24. 2026-07-09
    days on market $279,900 Active 365 DOM
25. 2026-07-08
    days on market $279,900 Active 364 DOM
26. 2026-07-07
    days on market $279,900 Active 363 DOM
27. 2026-07-06
    days on market $279,900 Active 362 DOM
28. 2026-07-05
    days on market $279,900 Active 361 DOM
29. 2026-07-04
    days on market $279,900 Active 360 DOM
30. 2026-07-03
    days on market $279,900 Active 359 DOM
31. 2026-07-02
    days on market $279,900 Active 358 DOM
32. 2026-07-01
    days on market $279,900 Active 357 DOM
33. 2026-06-30
    days on market $279,900 Active 356 DOM
34. 2026-06-29
    days on market $279,900 Active 355 DOM
35. 2026-06-28
    days on market $279,900 Active 354 DOM
36. 2026-06-28
    days on market $279,900 Active 353 DOM
37. 2026-06-27
    days on market $279,900 Active 352 DOM
38. 2026-06-25
    days on market $279,900 Active 350 DOM
39. 2026-06-23
    days on market $279,900 Active 348 DOM
40. 2026-06-21
    pricedays on market $279,900 Active 347 DOM
41. 2026-06-19
    days on market $285,000 Active 345 DOM
42. 2026-06-18
    days on market $285,000 Active 344 DOM
43. 2026-06-17
    days on market $285,000 Active 343 DOM
44. 2026-06-16
    days on market $285,000 Active 342 DOM
45. 2026-06-15
    days on market $285,000 Active 341 DOM
46. 2026-06-14
    days on market $285,000 Active 339 DOM
47. 2026-06-13
    days on market $285,000 Active 338 DOM
48. 2026-06-10
    days on market $285,000 Active 336 DOM
49. 2026-06-09
    days on market $285,000 Active 335 DOM
50. 2026-06-08
    days on market $285,000 Active 334 DOM

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,358
• − Mortgage interest: −$15,343
• − Property taxes: −$4,108
• − Insurance: −$6,488
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − HOA: −$9,264
• − Depreciation: −$7,968
• Taxable loss: −$18,510
• Est. tax savings @ 24.0%: +$4,442
• After-tax cash flow: $-9,461/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 75/100 Cosmetic rehab Est. rehab $9,695–$29,085 screening

This property is in good condition with minimal maintenance required. It offers a great location and potential for value increase with exterior painting and gutter maintenance.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and adds value. ↑
• Both Replace or clean gutters — Improves drainage and adds to overall appearance. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Fairhope East Elementary B+ AL #37/627 Nat'l #5,011/41,679 Middle Fairhope Middle School A- AL #3/257 Nat'l #1,272/14,009 High Fairhope High School F AL #22/305 Nat'l #6,890/17,239

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

B Composite livability gradescore 76/100

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

• Census place: Fairhope, AL
• County: Baldwin County · 248,264 people
• City population: 38,108
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 38,108
• Household income: $89,694
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 15% of renters

---

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -175.08%
• Current HPI: 299.6643
• Rent YoY: ▲ 2.95%
• 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

+14515.4% since first listed

7 events — show timeline

• 2026-04-18 Price Changed $285,000 BCAR
• 2025-12-05 Price Changed $300,000 BCAR
• 2025-09-05 Price Changed $308,000 BCAR
• 2025-08-09 Price Changed $318,000 BCAR
• 2025-07-09 Listed $335,000 BCAR
• 2025-07-02 Rental Removed $1,950 APPFOLIO
• 2025-06-16 Listed for Rent $1,950 APPFOLIO