7720 Audubon Dr · Foley, AL 36535

$210,000

3 bd · 2.0 ba · 1,289 sqft · SingleFamily public records · 35 Days on market

Built 2000 3,990 sqft lot Est $237k · 11% under $22/mo HOA · 1% of rent

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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 +25.5/30.0
• ARV discount +12.7/15.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Home in Foley!!! Here is your opportunity to own a 3 bedroom 2 bathroom house in Foley. This house features a split bedroom plan with large living room. Large master suite has walk-in closet and en-suite. Kitchen is open to dining and convenient to living room. Home Warranty Available. Come see this amazing opportunity now.

Key facts

• Private bath
• Fortified roof
• Newer hvac system

Tags

• FORTIFIED ROOF
• NEWER HVAC SYSTEM
• OPEN LIVING AND DINING AREA
• AMPLE CABINET STORAGE
• PRIVATE BATH
• CLOSET SPACE

Property features AI

Finance

• Other: Property is whole/full ownership
• HOA & community: Annual association fee of $260 (includes association management); No community amenities listed

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Natural gas connected; Riviera Utilities
• Home design: Single-story home; Vinyl siding
• Construction: Vinyl siding construction; Composition roof with fortified roof features; Resale property; One level
• Exterior features: Covered screened porch; Fenced yard; Storage building; No waterfront

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Primary bedroom on main/1st floor with primary bath combo
• Flooring: Other (see remarks)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Vaulted ceilings; Screened covered porch; Storage structure on property; Fenced yard
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.0% in Foley — 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 61/100 on livability (#241 in AL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B; Watch: employment 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: Foley Middle School (math 11% / reading 36%, grade F, #172 of 257 statewide, top 68%, 783 students, 82% FRL); Foley High School (math 24% / reading 25%, grade F, #118 of 305 statewide, top 45%, 1,578 students, 75% FRL) — zoned schools average 79% FRL vs 38% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 45% district-wide (-21 pts) — the specific schools serving this property underperform the Baldwin County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 883 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 40% of the median local income ($67k/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 $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

• It's been on market 35 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $114k; list at $210k implies a 84% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $237,176
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7636 Audubon Dr	0.09mi	3/2.0	1,175 (-9%)	1mo	$208,000	$177	80
7544 Audubon Dr	0.20mi	3/2.0	1,175 (-9%)	4mo	$216,000	$184	73
7899 Audubon Dr	0.15mi	3/2.0	1,175 (-9%)	8mo	$215,000	$183	72
7660 Audubon Dr	0.06mi	3/2.0	1,184 (-8%)	18mo	$209,000	$177	68
8204 Carmel Cir	0.52mi	3/2.0	1,331 (+3%)	5mo	$305,000	$229	66
7946 Audubon Dr	0.20mi	3/2.0	1,175 (-9%)	12mo	$220,000	$187	66
7907 Audubon Dr	0.15mi	3/2.0	1,184 (-8%)	17mo	$229,000	$193	65

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-5,445
• Equity at exit: $31,312

10-year hold

• IRR: 5.9%
• Equity multiple: 1.42×
• Total profit: $24,714
• Equity at exit: $18,157

Cash invested: $58,800 (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 36535

• Home prices YoY: -24.9%
• Rents YoY: 1.8%
• Active inventory: 883
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,210 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$88
• HOA: −$22
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $491

Break-even live

Break-even rent $1,588

Max offer price $210,000

Occupancy floor 73%

Sensitivity live

Price	-10% $610	-5% $551	+0% $491	+5% $432	+10% $372
Rent	-10% $317	-5% $404	+0% $491	+5% $579	+10% $666
Rate	-1.0pp $597	-0.5pp $545	base $491	+0.5pp $437	+1.0pp $381

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Burnston Way Foley, AL	4.0	2.0	1768	$2,175	$1.23	44d	1	0.32mi
224 Fulham Ln Foley, AL	4.0	2.0	1787	$2,100	$1.18	14d	1	0.39mi
20215 Edison Ave Foley, AL	1.0–3.0	1.0–2.0	1008	$1,950	$1.93	14d	53	0.41mi
8088 Carmel Cir Foley, AL	3.0	2.0	1693	$2,300	$1.36	14d	1	0.47mi
263 Preston Way Gulf Shores, AL	4.0	2.0	1787	$2,400	$1.34	14d	1	0.86mi
392 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	22d	1	1.05mi
452 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	22d	1	1.05mi
417 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,500	$1.36	14d	1	1.05mi
3855 Stardust Dr Foley, AL	2.0–3.0	2.0–3.0	1533	$2,200	$1.43	22d	1	1.36mi
21150 Coastal Gateway Blvd Gulf Shores, AL	3.0	2.5	1516	$1,699	$1.12	22d	1	1.49mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 12 events

1. 2026-05-31
   status $210,000 Pending 35 DOM
2. 2026-05-31
   days on market $210,000 Active 35 DOM
3. 2026-05-30
   days on market $210,000 Active 34 DOM
4. 2026-05-25
   status Active
5. 2026-05-21
   status Pending
6. 2026-05-01
   historical Active Under Contract
7. 2026-04-23
   listed $210,000 Active
8. 2018-03-23
   soldstatus $114,318
9. 2018-03-22
   soldstatus $114,900 332-char remark

   Show marketing remark (332 chars)

   Great Home in Foley!!! Here is your opportunity to own a 3 bedroom 2 bathroom house in Foley. This house features a split bedroom plan with large living room. Large master suite has walk-in closet and en-suite. Kitchen is open to dining and convenient to living room. Home Warranty Available. Come see this amazing opportunity now.

10. 2018-01-16
    listed $114,900 332-char remark

    Show marketing remark (332 chars)

    Great Home in Foley!!! Here is your opportunity to own a 3 bedroom 2 bathroom house in Foley. This house features a split bedroom plan with large living room. Large master suite has walk-in closet and en-suite. Kitchen is open to dining and convenient to living room. Home Warranty Available. Come see this amazing opportunity now.

11. 2009-09-11
    soldstatus $73,226
12. 2009-07-15
    soldstatus $46,600

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$337/yr (+$28/mo · 64.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,517
• − Mortgage interest: −$11,763
• − Property taxes: −$524
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$264
• − Depreciation: −$6,109
• Taxable income: $2,563
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $5,280/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 — Foley

• Score: 61/100
• State rank: #241
• US rank: #17616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baldwin County · 181,514 people
• City population: 40,628
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 40,628
• Household income: $66,714
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 803.0

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% Hispanic / Latino 10% Two or more races 8% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▼ -86.82%
• Current HPI: 262.2796
• Rent YoY: ▲ 1.81%
• 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

+350.6% since first listed

9 events — show timeline

• 2026-05-25 Relisted — BCAR
• 2026-05-21 Pending — BCAR
• 2026-05-01 Contingent — BCAR
• 2026-04-23 Listed $210,000 BCAR
• 2018-03-23 Sold (Public Records) $114,318 Public Records
• 2018-03-22 Sold (MLS) $114,900 BCAR
• 2018-01-16 Listed $114,900 BCAR
• 2009-09-11 Sold (Public Records) $73,226 Public Records
• 2009-07-15 Sold (Public Records) $46,600 Public Records

Property tax history

+14.4%/yr

Latest (2025): $524 · +12.5% YoY. Source: county tax records.