309 Straford Cir · Daphne, AL 36526

$259,900

3 bd · 1.5 ba · 1,626 sqft · SingleFamily public records · 8 Days on market

Built 1993 0.27 ac lot Est $267k · at est. $70/mo HOA · 3% 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 +12.7/30.0
• ARV discount +8.6/15.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 2.5-bath home situated at the end of a cul-de-sac in Lake Forest. The living room is spacious and features a wood-burning fireplace. In the kitchen, you'll find granite countertops, freshly painted wood cabinets, and a breakfast area with a bay window that includes built-in seating and storage below. A half-bath and laundry room are conveniently located just off the kitchen. The primary bedroom is located on the main level and features a remodeled ensuite bathroom with a double vanity and walk-in shower! The upper level features two additional bedrooms, a bathroom, and a flexible bonus space. The screened-in porch overlooks your backyard, complete with a storage shed. Sellers have completed many upgrades: replumbed in 2020, kitchen countertops 2025, garbage disposal 2025, water heater 2020, has newer doors, carpet, tile flooring, paint, and light fixtures to name a few! The Lake Forest subdivision offers many amenities: swimming pools, playgrounds, dining, golf, fishing pier, horse stables, and more! You HAVE to see this one in person!!  Listing agent/company makes no representation as to accuracy of information, measurements, and square footage - all information deemed reliable.  Buyer to verify all information during due diligence.

Key facts

• Built-in seating
• Bay window
• Cul-de-sac

Tags

• CUL-DE-SAC
• WOOD-BURNING FIREPLACE
• GRANITE COUNTERTOPS
• BREAKFAST AREA
• BAY WINDOW
• BUILT-IN SEATING

Property features AI

Finance

• HOA & community: Monthly association fee of $70; Association covers management, grounds maintenance, clubhouse, pool and common-area taxes; Community amenities include clubhouse, outdoor pool, tennis courts, golf, fishing, and playground; Transfer fees applicable

Exterior

• Parking: Attached single garage with automatic door; Two parking spaces total (one covered)
• Utilities: Public water; Public sewer; Electric service (assumed); Community utilities included in association
• Home design: Two-level single family residence; Resale property; One lot in subdivision; Property faces within a cul-de-sac
• Construction: Slab foundation; Dimensional roof; Construction materials: other (see remarks); Built area measured by agent
• Exterior features: Screened porch; Partial fencing; Termite contract; Community/association pool access; Storage structure on property

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Electric range; Breakfast area in kitchen
• Bedrooms: Main-level primary bedroom with walk-in closet and primary bath combo; Second bedroom (approx. 13.1 x 10.7); Third bedroom (approx. 13.1 x 11.4)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with double vanity and separate shower
• Heating & cooling: Central heating; Ceiling fans for cooling
• Interior features: Breakfast bar; Eat-in kitchen; Additional rooms (see remarks); Ceiling fans; Living room fireplace
• Laundry & utility: Main-level laundry; Utility room (approx. 5.7 x 6.9); Unfurnished storage included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-26 ($-318/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (22.3% below list).
• Recommended offer: $202k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in Daphne — 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 75/100 on livability (#18 in AL, #3,949 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A; Watch: 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: Daphne Elementary School (math 37% / reading 57%, grade D-, #142 of 627 statewide, top 25%, 693 students, 53% FRL); Daphne Middle School (math 25% / reading 62%, grade D, #45 of 257 statewide, top 18%, 846 students, 45% FRL); Daphne High School (math 41% / reading 40%, grade F, #33 of 305 statewide, top 11%, 1,725 students, 40% FRL).
• Market conditions: Rents rising (+1.7%/yr); 600 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago 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 $140k; list at $260k implies a 86% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,019 (22.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $266,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Maple Cir	0.14mi	3/2.0	1,716 (+6%)	3mo	$213,000	$124	80
111 Kingswood Dr	0.23mi	3/2.0	1,710 (+5%)	2mo	$280,000	$164	77
331 Ridgewood Dr	0.04mi	3/2.0	1,843 (+13%)	3mo	$299,900	$163	72
209 Maplewood Loop	0.12mi	3/2.0	1,435 (-12%)	3mo	$255,000	$178	70
168 Greenwood Dr	0.25mi	3/2.0	1,477 (-9%)	3mo	$259,000	$175	68
181 Montclair Loop	0.21mi	3/2.5	1,402 (-14%)	1mo	$196,500	$140	62
116 Fernwood Cir	0.68mi	3/2.5	1,676 (+3%)	1mo	$282,500	$169	59
111 Fernwood Cir	0.62mi	3/2.0	1,711 (+5%)	3mo	$220,000	$129	58
125 Dunbar Loop	0.66mi	3/2.0	1,556 (-4%)	3mo	$258,000	$166	57
246 Rolling Hill Dr	0.57mi	3/2.5	1,753 (+8%)	1mo	$267,000	$152	56
109 Meadow Wood Dr	0.55mi	3/2.0	1,863 (+15%)	0mo	$262,000	$141	48
135 Rolling Hill Dr	0.70mi	3/2.0	1,833 (+13%)	1mo	$329,000	$179	43

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.36×
• Total profit: $-46,447
• Equity at exit: $38,752

10-year hold

• IRR: -13.2%
• Equity multiple: 0.27×
• Total profit: $-53,201
• Equity at exit: $22,471

Cash invested: $72,772 (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 36526

• Home prices YoY: -21.3%
• Rents YoY: 1.7%
• Active inventory: 600
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,020 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$108
• HOA: −$70
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-26

Break-even live

Break-even rent $2,054

Max offer price $255,222

Occupancy floor 96%

Sensitivity live

Price	-10% $121	-5% $47	+0% $-26	+5% $-100	+10% $-174
Rent	-10% $-186	-5% $-106	+0% $-26	+5% $53	+10% $133
Rate	-1.0pp $104	-0.5pp $40	base $-26	+0.5pp $-94	+1.0pp $-162

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Cherry Cir Daphne, AL	4.0	2.0	1476	$2,200	$1.49	46d	1	0.55mi
233 Ridgewood Dr Daphne, AL	3.0	2.0	1922	$1,750	$0.91	46d	1	0.68mi
27078 Stratford Glen Dr Daphne, AL	4.0	2.0	2200	$2,300	$1.05	15d	1	1.18mi
133 Lake Front Dr Daphne, AL	1.0–2.0	1.0–2.5	950	$1,473	$1.55	15d	10	1.45mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: watertrashlandscapingpool

Listing history 14 events

1. 2026-06-07
   statusdays on market $259,900 Pending 8 DOM
2. 2026-06-05
   days on market $259,900 Active 7 DOM
3. 2026-06-03
   days on market $259,900 Active 6 DOM
4. 2026-06-02
   days on market $259,900 Active 5 DOM
5. 2026-06-01
   days on market $259,900 Active 4 DOM
6. 2026-05-31
   days on market $259,900 Active 3 DOM
7. 2026-05-30
   days on market $259,900 Active 2 DOM
8. 2026-05-28
   listed $259,900 Active 1310-char remark

   Show marketing remark (1310 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home situated at the end of a cul-de-sac in Lake Forest. The living room is spacious and features a wood-burning fireplace. In the kitchen, you'll find granite countertops, freshly painted wood cabinets, and a breakfast area with a bay window that includes built-in seating and storage below. A half-bath and laundry room are conveniently located just off the kitchen. The primary bedroom is located on the main level and features a remodeled ensuite bathroom with a double vanity and walk-in shower! The upper level features two additional bedrooms, a bathroom, and a flexible bonus space. The screened-in porch overlooks your backyard, complete with a storage shed. Sellers have completed many upgrades: replumbed in 2020, kitchen countertops 2025, garbage disposal 2025, water heater 2020, has newer doors, carpet, tile flooring, paint, and light fixtures to name a few! The Lake Forest subdivision offers many amenities: swimming pools, playgrounds, dining, golf, fishing pier, horse stables, and more! You HAVE to see this one in person!!  Listing agent/company makes no representation as to accuracy of information, measurements, and square footage - all information deemed reliable.  Buyer to verify all information during due diligence.

9. 2026-05-28
   listed $259,900 Active

   Show marketing remark (1310 chars)

   Welcome to this beautifully updated 3-bedroom, 2.5-bath home situated at the end of a cul-de-sac in Lake Forest. The living room is spacious and features a wood-burning fireplace. In the kitchen, you'll find granite countertops, freshly painted wood cabinets, and a breakfast area with a bay window that includes built-in seating and storage below. A half-bath and laundry room are conveniently located just off the kitchen. The primary bedroom is located on the main level and features a remodeled ensuite bathroom with a double vanity and walk-in shower! The upper level features two additional bedrooms, a bathroom, and a flexible bonus space. The screened-in porch overlooks your backyard, complete with a storage shed. Sellers have completed many upgrades: replumbed in 2020, kitchen countertops 2025, garbage disposal 2025, water heater 2020, has newer doors, carpet, tile flooring, paint, and light fixtures to name a few! The Lake Forest subdivision offers many amenities: swimming pools, playgrounds, dining, golf, fishing pier, horse stables, and more! You HAVE to see this one in person!!  Listing agent/company makes no representation as to accuracy of information, measurements, and square footage - all information deemed reliable.  Buyer to verify all information during due diligence.

10. 2020-03-30
    soldstatus $140,000 420-char remark

    Show marketing remark (420 chars)

    Great investment opportunity with long term rental history! Adorable creole cottage is located on a large level cul de sac lot. Master bedroom on the main level with ensuite bath. Large greatroom with wood-burning fireplace opens to breakfast room and kitchen for nice entertaining space. Half bath is located next to the laundry room for guests. Upstairs has 2 bedrooms with a shared hall bath. Vacant and easy to show.

11. 2020-03-30
    soldstatus $140,000

    Show marketing remark (420 chars)

    Great investment opportunity with long term rental history! Adorable creole cottage is located on a large level cul de sac lot. Master bedroom on the main level with ensuite bath. Large greatroom with wood-burning fireplace opens to breakfast room and kitchen for nice entertaining space. Half bath is located next to the laundry room for guests. Upstairs has 2 bedrooms with a shared hall bath. Vacant and easy to show.

12. 2020-03-30
    soldstatus $140,000

    Show marketing remark (420 chars)

    Great investment opportunity with long term rental history! Adorable creole cottage is located on a large level cul de sac lot. Master bedroom on the main level with ensuite bath. Large greatroom with wood-burning fireplace opens to breakfast room and kitchen for nice entertaining space. Half bath is located next to the laundry room for guests. Upstairs has 2 bedrooms with a shared hall bath. Vacant and easy to show.

13. 2019-11-06
    listed $150,000 420-char remark

    Show marketing remark (420 chars)

    Great investment opportunity with long term rental history! Adorable creole cottage is located on a large level cul de sac lot. Master bedroom on the main level with ensuite bath. Large greatroom with wood-burning fireplace opens to breakfast room and kitchen for nice entertaining space. Half bath is located next to the laundry room for guests. Upstairs has 2 bedrooms with a shared hall bath. Vacant and easy to show.

14. 2005-01-14
    soldstatus $112,500

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$91/yr (+$8/mo · 9.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,242
• − Mortgage interest: −$14,558
• − Property taxes: −$974
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − HOA: −$840
• − Depreciation: −$7,561
• Taxable loss: −$4,870
• Est. tax savings @ 24.0%: +$1,169
• After-tax cash flow: $851/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 — Daphne

• Score: 75/100
• State rank: #18
• US rank: #3949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daphne, AL
• County: Baldwin County · 181,514 people
• City population: 36,484
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 36,484
• Household income: $88,750
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 535.0

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 (78%)
• Race & ethnicity: White 78% Black 12% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -61.47%
• Current HPI: 227.2692
• Rent YoY: ▲ 1.72%
• 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

+131.0% since first listed

7 events — show timeline

• 2026-05-28 Listed $259,900 GCMLS AL
• 2026-05-28 Listed $259,900 BCAR
• 2020-03-30 Sold (Public Records) $140,000 Public Records
• 2020-03-30 Sold (MLS) $140,000 GCMLS AL
• 2020-03-30 Sold (MLS) $140,000 BCAR
• 2019-11-06 Listed $150,000 BCAR
• 2005-01-14 Sold (Public Records) $112,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $974 · +23.7% YoY. Source: county tax records.