108 Davison Loop · Fairhope, AL 36532

$272,500

3 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 77 Days on market

Built 2004 6,359 sqft lot Est $276k · at est. $25/mo HOA · 1% of rent

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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 +12.0/30.0
• ARV discount +8.0/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller offering 2500 credit to use the way you want! Welcome to comfortable, low-maintenance living in Fairhope.This well-maintained three-bedroom, two-bath home offers a smart, functional layout paired with meaningful updates that make it truly move-in ready.Step inside to a bright, refreshed interior featuring fresh paint throughout and brand-new ceiling fans, creating a clean and inviting atmosphere from the moment you enter. The living space flows naturally into the main areas of the home, making everyday living and entertaining feel easy and efficient.The kitchen is equipped with a brand-new refrigerator and a newer dishwasher, adding both convenience and peace of mind. The private primary suite includes an en-suite bath and ample closet space, while two additional bedrooms provide flexibility for guests, family, or a home office. A second full bathroom is well-positioned to serve the additional bedrooms and common areas.One of the most valuable features of this home is the FORTIFIED™ roof, offering superior storm protection, long-term durability, and potential insurance savings — a major advantage for coastal living.Outside, enjoy a private back patio area and a manageable backyard, perfect for relaxing, grilling, or enjoying the outdoors without the maintenance of a large yard.Located in Fairhope with convenient access to surrounding areas, this home is ideal for buyers looking for comfort, smart upgrades, and lasting value. Buyer to verify all information during due diligence.

Key facts

• Newer dishwasher
• En suite bath
• 6,359 sq ft lot

Tags

• BRIGHT REFRESHED INTERIOR
• BRAND NEW CEILING FANS
• BRAND NEW REFRIGERATOR
• NEWER DISHWASHER
• PRIVATE PRIMARY SUITE
• EN SUITE BATH

Property features AI

Finance

• HOA & community: Annual association fee of $300 (includes association management); No community features listed

Exterior

• Parking: Attached double garage (2 covered spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer; Electric service by Baldwin EMC; Cable available and connected (Fairhope Utilities)
• Home design: Single-story residence; Resale condition; Zoned for single-family or 2+ family residence
• Construction: Brick construction; Fortified-Gold build standard; Composition roof; Slab foundation; Built area reported as 1,548 square feet (seller source)
• Exterior features: Covered patio/porch; Satellite dish; Less than 1 acre lot; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator with ice maker; Cooktop
• Bedrooms: Master bedroom on the main level (approx. 13.7' x 11.8'); Second bedroom (approx. 11.6' x 9.6'); Third bedroom (approx. 12' x 9.8')
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heat; Central electric cooling
• Interior features: Sun room; Ceiling fans; No fireplace
• Laundry & utility: Laundry on the main level; Utility room (approx. 9'4" x 5'9")

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-65 ($-785/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (21.2% below list).
• Recommended offer: $215k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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); 629 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 77 days — a 6% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 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 $145k; list at $272k implies a 88% 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 $214,609 (21.2% 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 77 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $275,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Davison Loop	0.00mi	3/2.0	1,548 (0%)	1mo	$250,000	$161	99
162 Vivian Loop	0.11mi	3/2.0	1,548 (0%)	10mo	$275,000	$178	86
206 Farringdon Blvd	0.39mi	3/2.0	1,586 (+2%)	5mo	$280,000	$177	73
106 Southwark Ave	0.29mi	3/2.0	1,668 (+8%)	1mo	$295,000	$177	73
18794 Founders Dr	0.53mi	3/2.0	1,547 (-0%)	4mo	$273,500	$177	72
304 Bloomsbury Ave	0.41mi	3/2.0	1,574 (+2%)	11mo	$293,000	$186	69
18738 Founders Dr	0.48mi	3/2.0	1,545 (-0%)	11mo	$285,000	$184	68
8677 Gale Rowe Ln	0.60mi	3/2.0	1,528 (-1%)	6mo	$349,900	$229	65
319 Bloomsbury Ave	0.45mi	3/2.0	1,664 (+8%)	4mo	$299,000	$180	63
316 Blackfriars St	0.39mi	3/2.0	1,751 (+13%)	1mo	$312,500	$178	59
8141 Twin Beech Rd	0.61mi	3/2.0	1,509 (-2%)	11mo	$265,000	$176	58
8615 Gale Rowe Ln	0.66mi	3/2.0	1,484 (-4%)	6mo	$295,000	$199	57

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-48,474
• Equity at exit: $40,631

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-48,193
• Equity at exit: $23,561

Cash invested: $76,300 (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 36532

• Rents YoY: 3.0%
• Active inventory: 629
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,429
• Tax from tax record: −$193 /mo · $2,319/yr
• Insurance: −$114
• HOA: −$25
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-65

Break-even live

Break-even rent $2,229

Max offer price $260,942

Occupancy floor 98%

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: $68,125
• Closing costs: $8,175
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Kemper Ln Fairhope, AL	3.0	2.0	1590	$1,895	$1.19	13d	1	0.07mi
416 Belle Chase Ct S Fairhope, AL	3.0	2.0	1377	$2,300	$1.67	43d	1	1.39mi
405 Belle Chase Ct S Fairhope, AL	3.0	2.0	1470	$1,900	$1.29	13d	1	1.44mi
19659 Young St Fairhope, AL	3.0	3.0	2200	$2,100	$0.95	21d	1	1.46mi
106 Northchase Ct Fairhope, AL	4.0	2.0	1569	$1,900	$1.21	21d	1	1.50mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 11 events

1. 2026-04-29
   status Pending

   Show marketing remark (1521 chars)

   Seller offering 2500 credit to use the way you want! Welcome to comfortable, low-maintenance living in Fairhope.This well-maintained three-bedroom, two-bath home offers a smart, functional layout paired with meaningful updates that make it truly move-in ready.Step inside to a bright, refreshed interior featuring fresh paint throughout and brand-new ceiling fans, creating a clean and inviting atmosphere from the moment you enter. The living space flows naturally into the main areas of the home, making everyday living and entertaining feel easy and efficient.The kitchen is equipped with a brand-new refrigerator and a newer dishwasher, adding both convenience and peace of mind. The private primary suite includes an en-suite bath and ample closet space, while two additional bedrooms provide flexibility for guests, family, or a home office. A second full bathroom is well-positioned to serve the additional bedrooms and common areas.One of the most valuable features of this home is the FORTIFIED™ roof, offering superior storm protection, long-term durability, and potential insurance savings — a major advantage for coastal living.Outside, enjoy a private back patio area and a manageable backyard, perfect for relaxing, grilling, or enjoying the outdoors without the maintenance of a large yard.Located in Fairhope with convenient access to surrounding areas, this home is ideal for buyers looking for comfort, smart upgrades, and lasting value. Buyer to verify all information during due diligence.

2. 2026-04-29
   status Pending 1521-char remark

   Show marketing remark (1521 chars)

   Seller offering 2500 credit to use the way you want! Welcome to comfortable, low-maintenance living in Fairhope.This well-maintained three-bedroom, two-bath home offers a smart, functional layout paired with meaningful updates that make it truly move-in ready.Step inside to a bright, refreshed interior featuring fresh paint throughout and brand-new ceiling fans, creating a clean and inviting atmosphere from the moment you enter. The living space flows naturally into the main areas of the home, making everyday living and entertaining feel easy and efficient.The kitchen is equipped with a brand-new refrigerator and a newer dishwasher, adding both convenience and peace of mind. The private primary suite includes an en-suite bath and ample closet space, while two additional bedrooms provide flexibility for guests, family, or a home office. A second full bathroom is well-positioned to serve the additional bedrooms and common areas.One of the most valuable features of this home is the FORTIFIED™ roof, offering superior storm protection, long-term durability, and potential insurance savings — a major advantage for coastal living.Outside, enjoy a private back patio area and a manageable backyard, perfect for relaxing, grilling, or enjoying the outdoors without the maintenance of a large yard.Located in Fairhope with convenient access to surrounding areas, this home is ideal for buyers looking for comfort, smart upgrades, and lasting value. Buyer to verify all information during due diligence.

3. 2026-04-07
   price $272,500 1521-char remark

   Show marketing remark (1521 chars)

   Seller offering 2500 credit to use the way you want! Welcome to comfortable, low-maintenance living in Fairhope.This well-maintained three-bedroom, two-bath home offers a smart, functional layout paired with meaningful updates that make it truly move-in ready.Step inside to a bright, refreshed interior featuring fresh paint throughout and brand-new ceiling fans, creating a clean and inviting atmosphere from the moment you enter. The living space flows naturally into the main areas of the home, making everyday living and entertaining feel easy and efficient.The kitchen is equipped with a brand-new refrigerator and a newer dishwasher, adding both convenience and peace of mind. The private primary suite includes an en-suite bath and ample closet space, while two additional bedrooms provide flexibility for guests, family, or a home office. A second full bathroom is well-positioned to serve the additional bedrooms and common areas.One of the most valuable features of this home is the FORTIFIED™ roof, offering superior storm protection, long-term durability, and potential insurance savings — a major advantage for coastal living.Outside, enjoy a private back patio area and a manageable backyard, perfect for relaxing, grilling, or enjoying the outdoors without the maintenance of a large yard.Located in Fairhope with convenient access to surrounding areas, this home is ideal for buyers looking for comfort, smart upgrades, and lasting value. Buyer to verify all information during due diligence.

4. 2026-04-07
   price $272,500

   Show marketing remark (1521 chars)

   Seller offering 2500 credit to use the way you want! Welcome to comfortable, low-maintenance living in Fairhope.This well-maintained three-bedroom, two-bath home offers a smart, functional layout paired with meaningful updates that make it truly move-in ready.Step inside to a bright, refreshed interior featuring fresh paint throughout and brand-new ceiling fans, creating a clean and inviting atmosphere from the moment you enter. The living space flows naturally into the main areas of the home, making everyday living and entertaining feel easy and efficient.The kitchen is equipped with a brand-new refrigerator and a newer dishwasher, adding both convenience and peace of mind. The private primary suite includes an en-suite bath and ample closet space, while two additional bedrooms provide flexibility for guests, family, or a home office. A second full bathroom is well-positioned to serve the additional bedrooms and common areas.One of the most valuable features of this home is the FORTIFIED™ roof, offering superior storm protection, long-term durability, and potential insurance savings — a major advantage for coastal living.Outside, enjoy a private back patio area and a manageable backyard, perfect for relaxing, grilling, or enjoying the outdoors without the maintenance of a large yard.Located in Fairhope with convenient access to surrounding areas, this home is ideal for buyers looking for comfort, smart upgrades, and lasting value. Buyer to verify all information during due diligence.

5. 2026-02-12
   listed $275,000 Active 1521-char remark

   Show marketing remark (1521 chars)

   Seller offering 2500 credit to use the way you want! Welcome to comfortable, low-maintenance living in Fairhope.This well-maintained three-bedroom, two-bath home offers a smart, functional layout paired with meaningful updates that make it truly move-in ready.Step inside to a bright, refreshed interior featuring fresh paint throughout and brand-new ceiling fans, creating a clean and inviting atmosphere from the moment you enter. The living space flows naturally into the main areas of the home, making everyday living and entertaining feel easy and efficient.The kitchen is equipped with a brand-new refrigerator and a newer dishwasher, adding both convenience and peace of mind. The private primary suite includes an en-suite bath and ample closet space, while two additional bedrooms provide flexibility for guests, family, or a home office. A second full bathroom is well-positioned to serve the additional bedrooms and common areas.One of the most valuable features of this home is the FORTIFIED™ roof, offering superior storm protection, long-term durability, and potential insurance savings — a major advantage for coastal living.Outside, enjoy a private back patio area and a manageable backyard, perfect for relaxing, grilling, or enjoying the outdoors without the maintenance of a large yard.Located in Fairhope with convenient access to surrounding areas, this home is ideal for buyers looking for comfort, smart upgrades, and lasting value. Buyer to verify all information during due diligence.

6. 2026-02-11
   listed $275,000 Active
7. 2026-01-20
   historical $1,800
8. 2025-12-18
   price $1,800
9. 2025-12-02
   price $1,850
10. 2025-08-15
    listed $1,900
11. 2008-04-07
    soldstatus $145,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $2,319 · $193/mo
• Projected year-2 tax: $2,319 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,753
• − Mortgage interest: −$15,264
• − Property taxes: −$2,319
• − Insurance: −$1,362
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$300
• − Depreciation: −$7,927
• Taxable loss: −$5,541
• Est. tax savings @ 24.0%: +$1,330
• After-tax cash flow: $545/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

• Census place: Fairhope, AL
• County: Baldwin County · 181,514 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: 665.0

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 (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

+87.9% since first listed

11 events — show timeline

• 2026-04-29 Pending — BCAR
• 2026-04-29 Pending — GCMLS AL
• 2026-04-07 Price Changed $272,500 GCMLS AL
• 2026-04-07 Price Changed $272,500 BCAR
• 2026-02-12 Listed $275,000 GCMLS AL
• 2026-02-11 Listed $275,000 BCAR
• 2026-01-20 Rental Removed $1,800 BCAR
• 2025-12-18 Price Changed $1,800 BCAR
• 2025-12-02 Price Changed $1,850 BCAR
• 2025-08-15 Listed for Rent $1,900 BCAR
• 2008-04-07 Sold (Public Records) $145,000 Public Records

Property tax history

+32.3%/yr

Latest (2025): $2,319 · +183.6% YoY. Source: county tax records.