CALI Plan · Fairhope, AL 36532

$360,050

4 bd · 2.0 ba · 1,787 sqft · SingleFamily · 159 Days on market

Good condition

---

Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.6/10.0
• Cash flow +5.0/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Cali, a beautifully designed one-story home featuring a spacious two-car garage, now available in the charming South Bend Village community of Fairhope, Alabama. With a variety of distinctive exterior options to choose from, the Cali makes an unforgettable first impression with its captivating curb appeal. This 4-bedroom, 2-bathroom home offers 9-foot ceilings and 1,787 square feet of thoughtfully crafted living space. A welcoming foyer and hallway lead you into a large, naturally lit kitchen that's as functional as it is stylish. The open-concept design effortlessly connects the kitchen to the dining area and living room, creating the perfect flow for both entertaining and everyday living. The kitchen is a chef's dream, featuring ample counter space, a sleek peninsula island, elegant shaker-style cabinets, modern stainless-steel appliances, and beautiful granite countertops. A spacious pantry adds extra storage for your convenience. The generously sized primary bedroom is a true retreat, boasting a walk-in closet and an ensuite bathroom with a double vanity, a soaking tub, and a separate shower for ultimate relaxation. Bedrooms two, three, and four are also spacious, making them ideal for children, guests, or a home office. These rooms share a well-appointed bathroom with a bathtub/shower combination.

Key facts

• Ample counter space
• Open concept design
• Two car garage

Tags

• TWO CAR GARAGE
• SOUTH BEND VILLAGE COMMUNITY
• DISTINCTIVE EXTERIOR OPTIONS
• NATURALLY LIT KITCHEN
• OPEN CONCEPT DESIGN
• AMPLE COUNTER SPACE

🏗️ New construction. The $360,050 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $425,680.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (32.1% below list).
• Recommended offer: $244k (32.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#15 in AL, #3,577 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: J Larry Newton School (math 45% / reading 70%, grade C+, #74 of 627 statewide, top 12%, 827 students, 50% FRL); Fairhope Middle School (math 54% / reading 75%, grade A-, #3 of 257 statewide, top 1%, 777 students, 33% FRL); Fairhope High School (math 43% / reading 46%, grade F, #22 of 305 statewide, top 8%, 1,629 students, 31% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 859 active listings in the ZIP; solid renter incomes; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 33% of the median local income ($90k/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 $3k of loan paydown is wiped out by about $13k 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 159 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,396 (32.1% 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 159 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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: 0.57% ✗
• Cap rate: 3.44%
• Cash-on-cash: -10.18%
• DSCR: 0.55
• GRM: 14.5

CMA / ARV

• ARV (median comp): $425,680
• List price: $360,050
• Delta: -15.42%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10186 Lamonica Ln	0.08mi	4/2.0	1,791 (+0%)	0mo	$349,900	$195	96
10162 Lamonica Ln	0.08mi	4/2.0	1,791 (+0%)	2mo	$315,900	$176	95
10212 Lamonica Ln #8	0.14mi	4/2.0	1,791 (+0%)	0mo	$349,700	$195	93
10195 Grove Dr	0.22mi	3/2.0 (-1)	1,676 (-6%)	3mo	$520,000	$310	72
10210 County Road 24	0.66mi	3/2.0 (-1)	1,733 (-3%)	3mo	$403,000	$233	57
10128 Grove Dr	0.21mi	3/2.0 (-1)	2,011 (+12%)	10mo	$525,000	$261	56
14942 State Highway 181	0.61mi	3/2.0 (-1)	1,972 (+10%)	4mo	$394,500	$200	46
9989 County Road 24	0.69mi	3/2.0 (-1)	1,887 (+6%)	23mo	$285,000	$151	34

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -34.7%
• Equity multiple: -0.12×
• Total profit: $-133,459
• Equity at exit: $63,470

10-year hold

• IRR: -45.2%
• Equity multiple: -0.67×
• Total profit: $-199,486
• Equity at exit: $36,805

Cash invested: $119,191 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 5 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $359,826 ($205/sqft)
• Median days on market: 117 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +16.1% above current asking $/sqft

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

ZIP-level market 36532

• Rents YoY: 3.0%
• Active inventory: 859
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,444 medium
• Mortgage (P&I): −$2,232
• Tax est. 1.5%: −$532 /mo · $6,385/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-1,011

Break-even live

Break-even rent $3,724

Max offer price $279,379

Occupancy floor —

Sensitivity live

Price	-10% $-717	-5% $-864	+0% $-1,011	+5% $-1,158	+10% $-1,305
Rent	-10% $-1,204	-5% $-1,108	+0% $-1,011	+5% $-915	+10% $-818
Rate	-1.0pp $-797	-0.5pp $-903	base $-1,011	+0.5pp $-1,121	+1.0pp $-1,234

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: $106,420
• Closing costs: $12,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $360,050 Active 159 DOM
2. 2026-08-07
   days on market $360,050 Active 158 DOM
3. 2026-08-06
   days on market $360,050 Active 157 DOM
4. 2026-08-05
   days on market $360,050 Active 156 DOM
5. 2026-08-04
   days on market $360,050 Active 155 DOM
6. 2026-07-31
   days on market $360,050 Active 151 DOM
7. 2026-07-30
   days on market $360,050 Active 150 DOM
8. 2026-07-29
   days on market $360,050 Active 149 DOM
9. 2026-07-27
   days on market $360,050 Active 147 DOM
10. 2026-07-25
    days on market $360,050 Active 145 DOM
11. 2026-07-24
    days on market $360,050 Active 144 DOM
12. 2026-07-23
    days on market $360,050 Active 143 DOM
13. 2026-07-22
    days on market $360,050 Active 142 DOM
14. 2026-07-21
    days on market $360,050 Active 141 DOM
15. 2026-07-18
    days on market $360,050 Active 138 DOM
16. 2026-07-16
    days on market $360,050 Active 136 DOM
17. 2026-07-16
    days on market $360,050 Active 135 DOM
18. 2026-07-14
    days on market $360,050 Active 134 DOM
19. 2026-07-13
    days on market $360,050 Active 133 DOM
20. 2026-07-12
    days on market $360,050 Active 132 DOM
21. 2026-07-11
    days on market $360,050 Active 131 DOM
22. 2026-07-10
    days on market $360,050 Active 130 DOM
23. 2026-07-09
    days on market $360,050 Active 129 DOM
24. 2026-07-08
    days on market $360,050 Active 128 DOM
25. 2026-07-07
    pricedays on market $360,050 Active 127 DOM
26. 2026-07-06
    days on market $359,650 Active 126 DOM
27. 2026-07-05
    days on market $359,650 Active 125 DOM
28. 2026-07-04
    days on market $359,650 Active 124 DOM
29. 2026-07-03
    days on market $359,650 Active 123 DOM
30. 2026-07-02
    days on market $359,650 Active 122 DOM
31. 2026-07-01
    days on market $359,650 Active 121 DOM
32. 2026-06-30
    days on market $359,650 Active 120 DOM
33. 2026-06-29
    days on market $359,650 Active 119 DOM
34. 2026-06-28
    days on market $359,650 Active 118 DOM
35. 2026-06-28
    days on market $359,650 Active 117 DOM
36. 2026-06-27
    days on market $359,650 Active 116 DOM
37. 2026-06-25
    days on market $359,650 Active 114 DOM
38. 2026-06-23
    days on market $359,650 Active 112 DOM
39. 2026-06-21
    days on market $359,650 Active 111 DOM
40. 2026-06-19
    days on market $359,650 Active 109 DOM
41. 2026-06-18
    days on market $359,650 Active 108 DOM
42. 2026-06-17
    days on market $359,650 Active 107 DOM
43. 2026-06-16
    days on market $359,650 Active 106 DOM
44. 2026-06-15
    days on market $359,650 Active 105 DOM
45. 2026-06-14
    days on market $359,650 Active 103 DOM
46. 2026-06-13
    days on market $359,650 Active 102 DOM
47. 2026-06-10
    days on market $359,650 Active 100 DOM
48. 2026-06-09
    days on market $359,650 Active 99 DOM
49. 2026-06-08
    days on market $359,650 Active 98 DOM
50. 2026-06-07
    days on market $359,650 Active 97 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,328
• − Mortgage interest: −$23,845
• − Property taxes: −$6,385
• − Insurance: −$2,128
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$12,383
• Taxable loss: −$20,107
• Est. tax savings @ 24.0%: +$4,826
• After-tax cash flow: $-7,307/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 Fairhope, Alabama, offers a spacious and inviting interior with modern finishes and a clean exterior. Potential buyers and renters can appreciate the home's good condition and the numerous updates that can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the overall look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve functionality and appeal to potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/renters. ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary J Larry Newton School C+ AL #74/627 Nat'l #8,415/41,679 Middle Fairhope Middle School A- AL #3/257 Nat'l #1,272/14,009 High Fairhope High School F AL #22/305 Nat'l #6,890/17,239

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 76/100

Livability — Fairhope

• Score: 76/100
• State rank: #15
• US rank: #3577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baldwin County · 248,264 people
• City population: 38,108
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 38,108
• Household income: $89,694
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 15% of renters

---

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -175.08%
• Current HPI: 299.6643
• Rent YoY: ▲ 2.95%
• 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

+0.2% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $359,650 Zillow
• 2026-03-02 Listed $358,900 Zillow