11254 Elemis Dr · Daphne, AL 36526

$314,500

4 bd · 2.0 ba · 1,806 sqft · SingleFamily · 45 Days on market

Built 2023 Good condition 9,016 sqft lot Garage $174/sqft · 8% below area Est $342k · 8% under $100/mo HOA · 4% of rent ↓ 3% 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).

• ARV discount +11.1/15.0
• Cash flow +9.2/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Price reduced! This beautiful 4-bedroom, 2-bath split-bedroom Cali floorplan offers the perfect combination of comfort, style, and convenience. Featuring durable brick construction on three sides with attractive Hardie board accents on the front, this home delivers both curb appeal and low-maintenance living. Inside, you’ll appreciate the no-carpet design throughout, creating a clean, modern look that’s easy to maintain. The spacious kitchen is designed to impress with granite countertops, undermount lighting, and stainless appliances, including a stainless Samsonite smart refrigerator that conveys at no value.

Key facts

• Covered front porch
• Stainless appliances
• Brick construction

Tags

• BRICK CONSTRUCTION
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES
• SMART HOME SYSTEM
• COVERED FRONT PORCH
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $314k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (18.1% below list).
• Recommended offer: $258k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% 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 East Elementary School (math 44% / reading 68%, grade C+, #83 of 627 statewide, top 13%, 930 students, 40% 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) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 764 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 70d 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 35% of the median local income ($89k/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 $9k 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 45 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $257,631 (18.1% 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 45 days. Have you received any prior offers? Is the seller open to a 18% 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. 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: 0.82% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 10.2

CMA / ARV

• ARV (median comp): $341,789
• List price: $314,500
• Delta: -7.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11230 Elemis Drive Dr	0.02mi	4/2.0	1,787 (-1%)	0mo	$327,900	$183	97
11347 Allegria Dr	0.19mi	4/2.0	1,787 (-1%)	1mo	$344,490	$193	88
11384 Allegria Dr	0.20mi	4/2.0	1,787 (-1%)	2mo	$342,991	$192	88
11397 Allegria Dr	0.22mi	4/2.0	1,774 (-2%)	2mo	$344,024	$194	85
11270 Kingsland Dr	0.15mi	3/2.0 (-1)	1,848 (+2%)	0mo	$362,785	$196	84
11217 Kingsland Dr	0.13mi	3/2.0 (-1)	1,848 (+2%)	2mo	$367,946	$199	83
11263 Kingsland Dr	0.14mi	3/2.0 (-1)	1,848 (+2%)	2mo	$363,277	$197	83
26302 Spanish Moss Dr	0.21mi	3/2.0 (-1)	1,848 (+2%)	1mo	$360,192	$195	80
11368 Kingsland Dr	0.23mi	3/2.0 (-1)	1,780 (-1%)	2mo	$355,949	$200	80
11234 Bonaventure Ave	0.06mi	3/2.0 (-1)	1,936 (+7%)	1mo	$385,658	$199	79
11234 Bonaventure Ave	0.06mi	3/2.0 (-1)	1,936 (+7%)	1mo	$385,658	$199	79
11335 Allegria Drive Dr	0.18mi	4/2.0	2,031 (+12%)	0mo	$352,790	$174	71

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: -23.2%
• Equity multiple: 0.21×
• Total profit: $-69,307
• Equity at exit: $46,893

10-year hold

• IRR: -21.7%
• Equity multiple: -0.05×
• Total profit: $-92,577
• Equity at exit: $27,192

Cash invested: $88,060 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 63 active · 32 under contract
• Months of supply: 8.8 mo (11%/mo absorbed)
• Median asking: $349,990 ($201/sqft)
• Median days on market: 185 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -5.9% vs current asking $/sqft

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

ZIP-level market 36526

• Home prices YoY: -21.3%
• Rents YoY: 1.7%
• Active inventory: 764
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,576 medium
• Mortgage (P&I): −$1,649
• Tax est. 1.5%: −$393 /mo · $4,718/yr
• Insurance: −$131
• HOA: −$100
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-238

Break-even live

Break-even rent $2,878

Max offer price $280,039

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-129	+0% $-238	+5% $-347	+10% $-455
Rent	-10% $-442	-5% $-340	+0% $-238	+5% $-136	+10% $-35
Rate	-1.0pp $-80	-0.5pp $-158	base $-238	+0.5pp $-320	+1.0pp $-403

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: $78,625
• Closing costs: $9,435
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27137 Augustine Dr Daphne, AL	4.0	3.0	2304	$2,695	$1.17	93d	1	0.33mi
27137 Augustine Dr Daphne, AL	4.0	3.0	2304	$2,695	$1.17	70d	1	0.33mi
25759 Keldon Ct Daphne, AL	4.0	2.0	2391	$2,300	$0.96	62d	1	0.76mi

Property features AI

Finance

• Other: Zoned for single-family residence
• HOA & community: Annual association fee of $1,200Association covers management, common area insurance, grounds maintenance, recreational facilities, pool and common area taxesTransfer fees applyOutdoor community pool

Exterior

• Parking: Attached double garage with automatic door (2 covered spaces)
• Utilities: Underground utilitiesRiviera Utilities water serviceBaldwin County sewer serviceTotal electric service
• Home design: Single-family resale homeOne story
• Construction: Brick constructionFortified-Gold standardsComposition roofSlab foundationBuilt area recorded by appraiser
• Exterior features: Fenced yardCommunity pool maintained by associationLess than 1 acre lotNo waterfront

Interior

• Kitchen: DishwasherElectric rangeRefrigerator with ice maker
• Bedrooms: Main level primary bedroom with walk-in closetPrimary bedroom connected to primary bath
• Bathrooms: Two full bathroomsPrimary bathroom with double vanity, soaking tub and separate shower
• Heating & cooling: Electric heatingCeiling fan(s)
• Interior features: Additional rooms referenced (see remarks)Internet service availableUnfurnished
• Laundry & utility: Electric water heater

Listing history 31 events

1. 2026-07-03
   days on market $314,500 Active 45 DOM
2. 2026-07-02
   days on market $314,500 Active 44 DOM
3. 2026-07-01
   days on market $314,500 Active 43 DOM
4. 2026-06-30
   days on market $314,500 Active 42 DOM
5. 2026-06-29
   days on market $314,500 Active 41 DOM
6. 2026-06-28
   days on market $314,500 Active 40 DOM
7. 2026-06-28
   pricedays on market $314,500 Active 39 DOM
8. 2026-06-27
   days on market $319,900 Active 38 DOM
9. 2026-06-25
   days on market $319,900 Active 36 DOM
10. 2026-06-23
    days on market $319,900 Active 34 DOM
11. 2026-06-21
    days on market $319,900 Active 33 DOM
12. 2026-06-19
    days on market $319,900 Active 31 DOM
13. 2026-06-18
    days on market $319,900 Active 30 DOM
14. 2026-06-17
    days on market $319,900 Active 29 DOM
15. 2026-06-16
    days on market $319,900 Active 28 DOM
16. 2026-06-15
    days on market $319,900 Active 27 DOM
17. 2026-06-14
    days on market $319,900 Active 25 DOM
18. 2026-06-13
    days on market $319,900 Active 24 DOM
19. 2026-06-10
    days on market $319,900 Active 22 DOM
20. 2026-06-09
    days on market $319,900 Active 21 DOM
21. 2026-06-08
    days on market $319,900 Active 20 DOM
22. 2026-06-07
    days on market $319,900 Active 19 DOM
23. 2026-06-05
    days on market $319,900 Active 16 DOM
24. 2026-06-03
    days on market $319,900 Active 15 DOM
25. 2026-06-02
    days on market $319,900 Active 14 DOM
26. 2026-06-01
    days on market $319,900 Active 13 DOM
27. 2026-05-31
    days on market $319,900 Active 12 DOM
28. 2026-05-30
    days on market $319,900 Active 11 DOM
29. 2026-05-19
    listed $324,900 Active 1560-char remark
30. 2026-05-19
    listed $324,900 Active
31. 2026-05-17
    listed $324,900 Active 648-char remark

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

Taxation est. · year 1

• Rental income: $30,916
• − Mortgage interest: −$17,617
• − Property taxes: −$4,718
• − Insurance: −$1,572
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − HOA: −$1,200
• − Depreciation: −$9,149
• Taxable loss: −$8,287
• Est. tax savings @ 24.0%: +$1,989
• After-tax cash flow: $-869/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 80/100 None rehab

This well-maintained single-family home in Daphne, AL, offers a good condition with modern updates and a good curb appeal. It's ready for immediate occupancy and could benefit from landscaping and smart home integration to further increase its value.

Value-add opportunities

• Both landscaping and curb appeal improvements — enhances curb appeal and could attract more buyers ↑
• Both smart home integration — increases home's value and appeal to tech-savvy buyers ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Belforest Elementary School C+ AL #72/627 Nat'l #8,292/41,679 Middle Daphne Middle School D AL #45/257 Nat'l #5,067/14,009 High Daphne High School F AL #33/305 Nat'l #8,052/17,239

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 75/100

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

• County: Baldwin County · 248,264 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: 8% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Other: Zoned for single-family residence
• HOA & community: Annual association fee of $1,200Association covers management, common area insurance, grounds maintenance, recreational facilities, pool and common area taxesTransfer fees applyOutdoor community pool

Exterior

• Parking: Attached double garage with automatic door (2 covered spaces)
• Utilities: Underground utilitiesRiviera Utilities water serviceBaldwin County sewer serviceTotal electric service
• Home design: Single-family resale homeOne story
• Construction: Brick constructionFortified-Gold standardsComposition roofSlab foundationBuilt area recorded by appraiser
• Exterior features: Fenced yardCommunity pool maintained by associationLess than 1 acre lotNo waterfront

Interior

• Kitchen: DishwasherElectric rangeRefrigerator with ice maker
• Bedrooms: Main level primary bedroom with walk-in closetPrimary bedroom connected to primary bath
• Bathrooms: Two full bathroomsPrimary bathroom with double vanity, soaking tub and separate shower
• Heating & cooling: Electric heatingCeiling fan(s)
• Interior features: Additional rooms referenced (see remarks)Internet service availableUnfurnished
• Laundry & utility: Electric water heater

Price history

-3.2% since first listed

6 events — show timeline

• 2026-07-03 Delisted — BCAR
• 2026-06-22 Price Changed $314,500 GCMLS AL
• 2026-06-22 Price Changed $314,500 BCAR
• 2026-05-28 Price Changed $319,900 GCMLS AL
• 2026-05-28 Price Changed $319,900 BCAR
• 2026-05-19 Listed $324,900 BCAR