174 Country Club Dr · Daphne, AL 36526

$195,000

3 bd · 1.0 ba · 1,593 sqft · SingleFamily public records · 4 Days on market

Built 1966 0.34 ac lot Est $264k · 26% under

---

Why this score? — see what drove the C 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Home on Country Club Drive. You won't want to miss the character that the wide front lawn with mature trees- including muscadine grapes on the carport columns brings. The traditional layout of this brick home provides room to relax with a formal living room, dining room and a den. There are bright white cabinets with a gas cooktop in the kitchen, wood flooring in the living and dining rooms and three great sized bedrooms with 2 full bathrooms. This home is just minutes from shopping, dining, and entertainment of Daphne, Fairhope AND Spanish Fort. Don't miss out on a great opportunity to make this home your own while enjoying a quiet residential atmosphere. This property is not part

Key facts

• Gas cooktop
• Wood flooring
• Muscadine grapes

Tags

• WIDE FRONT LAWN
• MATURE TREES
• MUSCADINE GRAPES
• GAS COOKTOP
• WOOD FLOORING
• QUIET RESIDENTIAL ATMOSPHERE

Property features AI

Finance

• HOA & community: Community amenities: clubhouse, outdoor pool, tennis courts; No transfer fees

Exterior

• Parking: Single carport (1 covered space)
• Utilities: Public water; Public sewer; Natural gas connected (gas - natural); Electric service for cooling
• Home design: One-story residence; Resale property; Entry on main level
• Construction: Built with brick, wood siding and wood frame; Slab foundation; Dimensional shingle roof
• Exterior features: Front porch; Community pool; Community clubhouse; Community tennis courts; Less than 1 acre lot; No waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the main level with primary bed/bath combo
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Primary bathroom with shower (no tub)
• Heating & cooling: Heat pump heating; Central electric cooling; Ceiling fans
• Interior features: Ceiling fans; No fireplace; Den on the main level
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (11.6% below list).
• Recommended offer: $172k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1k of loan paydown is wiped out by about $6k 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 4 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,371 (11.6% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $264,438
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
550 Stuart St	0.27mi	3/2.0	1,618 (+2%)	4mo	$262,000	$162	77
142 Michael Loop	0.40mi	3/2.0	1,601 (+0%)	3mo	$227,000	$142	74
130 Ridgewood Dr	0.35mi	3/2.0	1,562 (-2%)	7mo	$273,500	$175	71
124 Chatam Loop	0.45mi	3/2.5	1,633 (+2%)	2mo	$280,000	$171	68
104 Chatam Loop	0.56mi	3/2.0	1,556 (-2%)	1mo	$262,500	$169	65
134 Chatam Loop	0.50mi	3/2.0	1,576 (-1%)	7mo	$212,000	$135	65
125 Eagle Dr	0.40mi	3/2.0	1,508 (-5%)	6mo	$212,000	$141	64
122 Lancaster Way	0.58mi	3/2.0	1,530 (-4%)	1mo	$258,000	$169	61
103 Shirley Cir	0.62mi	3/2.0	1,703 (+7%)	6mo	$267,000	$157	51
157 Bay View Dr	0.75mi	3/2.0	1,695 (+6%)	1mo	$250,000	$147	50
110 Rolling Hill Dr	0.72mi	3/2.0	1,745 (+10%)	0mo	$289,000	$166	46
103 Willowbrook Cir	0.61mi	3/2.0	1,356 (-15%)	2mo	$270,000	$199	41

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-19,699
• Equity at exit: $29,075

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-8,058
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $223

Break-even live

Break-even rent $1,442

Max offer price $195,000

Occupancy floor 82%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Parma Dr Unit 04 Daphne, AL	2.0	2.0	1385	$1,600	$1.16	43d	1	0.27mi
200 Parma Dr Unit A-2 Daphne, AL	2.0	2.0	1420	$1,550	$1.09	13d	1	0.29mi
133 Lake Front Dr Daphne, AL	1.0–2.0	1.0–2.5	950	$1,473	$1.55	13d	10	0.41mi
2 Lake Shore Dr Daphne, AL	2.0	1.5	1380	$2,350	$1.70	43d	1	0.43mi
6722 Van Buren St Unit 1 Daphne, AL	2.0	1.5	1220	$1,300	$1.07	21d	1	0.43mi
6722 Van Buren St Unit 5 Daphne, AL	2.0	1.5	1220	$1,300	$1.07	43d	1	0.43mi
110 Windsor Dr Daphne, AL	4.0	2.0	1706	$1,800	$1.06	21d	1	0.50mi
233 Ridgewood Dr Daphne, AL	3.0	2.0	1922	$1,750	$0.91	43d	1	0.69mi
2200 E Bay Dr Daphne, AL	1.0–2.0	1.0–2.0	925	$1,360	$1.47	21d	7	0.99mi
30000 Town Center Ave Spanish Fort, AL	1.0–2.0	1.0–2.0	1015	$1,860	$1.83	13d	24	1.29mi

Listing history 1 events

1. 2026-05-19
   listed $195,000 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: $420 · $35/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$379/yr (+$32/mo · 90.2%)

ⓘ 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 · 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: $20,685
• − Mortgage interest: −$10,923
• − Property taxes: −$420
• − Insurance: −$975
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$5,673
• Taxable loss: −$616
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $2,822/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

1 event — show timeline

• 2026-05-19 Listed $195,000 BCAR

Property tax history

+1.1%/yr

Latest (2025): $420 · +0.0% YoY. Source: county tax records.