101 Windsor Ct · Daphne, AL 36526

$244,900

3 bd · 1.0 ba · 1,949 sqft · SingleFamily public records · 1 Days on market

Built 1976 0.35 ac lot Est $271k · 10% under $70/mo HOA · 4% 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 +13.0/30.0
• ARV discount +11.8/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

So much added value in this spacious Lake Forest craftsman. This property boasts a massive level yard that includes two exterior storage buildings, tile and LVP throughout, 10 x 27 screened in back porch with power, ceiling fans, and doggie door, spacious chef's kitchen with gas range and loads of cabinet space, two living areas, and a12 x 13 attached Florida room just to name a few. Call your favorite agent today for your personal tour. Buyer to verify all information during due diligence.

Key facts

• Massive level yard
• Gas range
• 0.35 acre lot

Tags

• MASSIVE LEVEL YARD
• TWO EXTERIOR STORAGE BUILDINGS
• SCREENED IN BACK PORCH
• SPACIOUS CHEF'S KITCHEN
• GAS RANGE
• LOADS OF CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-13 ($-159/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (22.6% below list).
• Recommended offer: $190k (22.6% 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); 590 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $189,501 (22.6% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $270,911
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Windsor Ct	0.00mi	3/2.0	1,949 (0%)	1mo	$250,000	$128	95
111 Tibidow Cir	0.38mi	3/2.0	1,937 (-1%)	1mo	$288,000	$149	77
566 Stuart St	0.20mi	2/2.0 (-1)	1,893 (-3%)	8mo	$242,900	$128	70
119 Lake Forest Blvd	0.32mi	3/2.0	1,839 (-6%)	3mo	$180,000	$98	69
28374 N Main St	0.37mi	3/2.0	2,010 (+3%)	5mo	$260,000	$129	69
7001 Wedgewood Ct	0.21mi	4/2.5 (+1)	2,007 (+3%)	6mo	$288,000	$143	69
134 Fairway Dr	0.58mi	3/2.0	1,960 (+1%)	2mo	$240,000	$122	67
139 Fairway Dr	0.61mi	3/2.0	1,928 (-1%)	1mo	$290,000	$150	65
192 Ridgewood Dr	0.54mi	3/2.0	1,833 (-6%)	2mo	$250,000	$136	59
103 Shirley Cir	0.31mi	3/2.0	1,703 (-13%)	6mo	$267,000	$157	56
137 Fairway Dr	0.61mi	4/2.0 (+1)	2,008 (+3%)	3mo	$320,000	$159	55
130 Chatam Loop	0.52mi	3/2.0	1,692 (-13%)	8mo	$235,000	$139	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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-43,020
• Equity at exit: $36,515

10-year hold

• IRR: -12.7%
• Equity multiple: 0.29×
• Total profit: $-48,522
• Equity at exit: $21,174

Cash invested: $68,572 (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: 590
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$102
• HOA: −$70
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-13

Break-even live

Break-even rent $1,912

Max offer price $242,564

Occupancy floor 96%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Windsor Dr Daphne, AL	4.0	2.0	1706	$1,800	$1.06	21d	1	0.27mi
200 Parma Dr Unit 04 Daphne, AL	2.0	2.0	1385	$1,600	$1.16	43d	1	0.38mi
200 Parma Dr Unit A-2 Daphne, AL	2.0	2.0	1420	$1,550	$1.09	13d	1	0.43mi
2 Lake Shore Dr Daphne, AL	2.0	1.5	1380	$2,350	$1.70	43d	1	0.69mi
233 Ridgewood Dr Daphne, AL	3.0	2.0	1922	$1,750	$0.91	43d	1	0.76mi
662 Ridgewood Dr Daphne, AL	4.0	2.0	2548	$2,500	$0.98	13d	1	1.08mi

HOA detail

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

Listing history 2 events

1. 2026-04-14
   status Pending
2. 2026-04-12
   listed $244,900 Active

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $1,004 · $84/mo
• Expected delta: +$357/yr (+$30/mo · 55.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,740
• − Mortgage interest: −$13,718
• − Property taxes: −$647
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$840
• − Depreciation: −$7,124
• Taxable loss: −$4,453
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $910/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

2 events — show timeline

• 2026-04-14 Pending — BCAR
• 2026-04-12 Listed $244,900 BCAR

Property tax history

+2.7%/yr

Latest (2021): $647 · -6.1% YoY. Source: county tax records.