110 5th St Unit A203 · Daphne, AL 36526

$145,000

2 bd · 1.5 ba · 870 sqft · Condo public records · 273 Days on market

Built 1984 $167/sqft · 6% above area Est $137k · 6% over $155/mo HOA · 11% 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 +13.5/30.0
• ARV discount +4.7/15.0
• 1% rule +4.6/10.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Who wouldn't want to sit on their screen porch overlooking trees? Beautiful Woods View off SCREEN PORCH! Location, Location, Location! Welcome home to this charming 2 bedroom, 1.5 bath condo in Daphne, Alabama...perfectly tucked away for those who value privacy and convenience. Step inside to find a bright and inviting living space complemented by an updated kitchen featuring newer stainless steel appliances, white cabinetry and pantry. Updated Flooring throughout. Enjoy your morning coffee or unwind after a long day on the serene screened-in porch, where peaceful treetop views create a private, natural retreat right outside your door. The thoughtful floor plan offers comfortable bedrooms, a spacious living area, and the benefit of low-maintenance condo living. The main bedroom includes large WALK IN closet. Located just minutes from shopping, dining, and easy access to I-10 for commute to Mobile, this condo blends tranquil living with an unbeatable location. Whether you’re searching for your first home, a downsizing option, or an investment, this property checks all the boxes. You can enjoy the serene coastal lifestyle while being just a short drive away from Gulf Shores and Orange Beach. INVESTORS-Tenant in place and can stay. Ask for more details. Don’t miss out—make an appointment to view this home today! Buyer to verify all information during due diligence.

Key facts

• Treetop views
• Screened-in porch
• Updated kitchen

Tags

• UPDATED KITCHEN
• WHITE CABINETRY
• SCREENED-IN PORCH
• TREETOP VIEWS
• LARGE WALK IN CLOSET
• EASY ACCESS TO I-10

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $6 ($76/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 $139k (3.8% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• Market conditions: Rents rising (+1.7%/yr); 590 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k 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 273 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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.

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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 8.7

CMA / ARV

• ARV (median comp): $136,577
• List price: $145,000
• Delta: 6.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-24,791
• Equity at exit: $21,620

10-year hold

• IRR: -12.3%
• Equity multiple: 0.31×
• Total profit: $-27,845
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$760
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$60
• HOA: −$155
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $6

Break-even live

Break-even rent $1,387

Max offer price $145,000

Occupancy floor 95%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Lake Forest Blvd Daphne, AL	2.0	1.5	873	$1,200	$1.37	21d	1	0.14mi
500 Grant St Daphne, AL	2.0	1.0–1.5	876	$1,300	$1.48	44d	2	0.19mi
29100 N Main St Daphne, AL	1.0–2.0	1.0–2.0	576	$1,300	$2.26	44d	1	0.30mi
133 Lake Front Dr Daphne, AL	1.0–2.0	1.0–2.5	950	$1,473	$1.55	13d	10	0.61mi
2024 Sea Cliff Dr N Unit 2024 Daphne, AL	1.0	1.0	538	$1,750	$3.25	21d	1	0.63mi
2200 E Bay Dr Daphne, AL	1.0–2.0	1.0–2.0	925	$1,360	$1.47	21d	7	0.75mi
30000 Town Center Ave Spanish Fort, AL	1.0–2.0	1.0–2.0	1015	$1,860	$1.83	13d	24	1.24mi

HOA detail condo

• Monthly dues: $155 · $1,860/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-19
   days on market $145,000 Active 273 DOM
2. 2026-06-18
   days on market $145,000 Active 272 DOM
3. 2026-06-17
   days on market $145,000 Active 271 DOM
4. 2026-06-16
   days on market $145,000 Active 270 DOM
5. 2026-06-15
   days on market $145,000 Active 269 DOM
6. 2026-06-14
   days on market $145,000 Active 267 DOM
7. 2026-06-13
   days on market $145,000 Active 266 DOM
8. 2026-06-10
   days on market $145,000 Active 264 DOM
9. 2026-06-09
   days on market $145,000 Active 263 DOM
10. 2026-06-08
    days on market $145,000 Active 262 DOM
11. 2026-06-07
    days on market $145,000 Active 261 DOM
12. 2026-06-03
    days on market $145,000 Active 257 DOM
13. 2026-06-02
    days on market $145,000 Active 256 DOM
14. 2026-06-01
    days on market $145,000 Active 255 DOM
15. 2026-05-31
    days on market $145,000 Active 254 DOM
16. 2026-05-30
    days on market $145,000 Active 253 DOM
17. 2025-09-19
    listed $145,000 Active 1402-char remark

    Show marketing remark (1404 chars)

    Who wouldn't want to sit on their screen porch overlooking trees? Beautiful Woods View off SCREEN PORCH! Location, Location, Location! Welcome home to this charming 2 bedroom, 1.5 bath condo in Daphne, Alabama. .. perfectly tucked away for those who value privacy and convenience. Step inside to find a bright and inviting living space complemented by an updated kitchen featuring newer stainless steel appliances, white cabinetry and pantry. Updated Flooring throughout. Enjoy your morning coffee or unwind after a long day on the serene screened-in porch, where peaceful treetop views create a private, natural retreat right outside your door. The thoughtful floor plan offers comfortable bedrooms, a spacious living area, and the benefit of low-maintenance condo living. The main bedroom includes large WALK IN closet. Located just minutes from shopping, dining, and easy access to I-10 for commute to Mobile, this condo blends tranquil living with an unbeatable location. Whether you’re searching for your first home, a downsizing option, or an investment, this property checks all the boxes. You can enjoy the serene coastal lifestyle while being just a short drive away from Gulf Shores and Orange Beach. INVESTORS-Tenant in place and can stay. Ask for more details. Don’t miss out—make an appointment to view this home today! Buyer to verify all information during due diligence.

18. 2025-09-19
    listed $145,000 Active 1404-char remark

    Show marketing remark (1404 chars)

    Who wouldn't want to sit on their screen porch overlooking trees? Beautiful Woods View off SCREEN PORCH! Location, Location, Location! Welcome home to this charming 2 bedroom, 1.5 bath condo in Daphne, Alabama. .. perfectly tucked away for those who value privacy and convenience. Step inside to find a bright and inviting living space complemented by an updated kitchen featuring newer stainless steel appliances, white cabinetry and pantry. Updated Flooring throughout. Enjoy your morning coffee or unwind after a long day on the serene screened-in porch, where peaceful treetop views create a private, natural retreat right outside your door. The thoughtful floor plan offers comfortable bedrooms, a spacious living area, and the benefit of low-maintenance condo living. The main bedroom includes large WALK IN closet. Located just minutes from shopping, dining, and easy access to I-10 for commute to Mobile, this condo blends tranquil living with an unbeatable location. Whether you’re searching for your first home, a downsizing option, or an investment, this property checks all the boxes. You can enjoy the serene coastal lifestyle while being just a short drive away from Gulf Shores and Orange Beach. INVESTORS-Tenant in place and can stay. Ask for more details. Don’t miss out—make an appointment to view this home today! Buyer to verify all information during due diligence.

19. 2024-10-23
    price $140,000
20. 2024-10-23
    price $140,000
21. 2024-10-14
    listed $147,000 Active
22. 2023-02-10
    soldstatus $145,000 Closed
23. 2023-01-12
    status Pending
24. 2023-01-11
    listed $145,000 Active
25. 2018-07-30
    soldstatus $64,000
26. 2018-07-27
    soldstatus $64,000
27. 2018-03-12
    listed $67,000
28. 2014-03-17
    soldstatus $52,000
29. 2014-03-14
    soldstatus $51,700
30. 2014-02-16
    listed $55,000
31. 2011-04-04
    soldstatus $40,000
32. 2010-10-25
    listed $39,900
33. 2007-04-16
    soldstatus $188,990
34. 2005-03-29
    soldstatus $132,500

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,736
• − Mortgage interest: −$8,122
• − Property taxes: −$1,436
• − Insurance: −$725
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − HOA: −$1,860
• − Depreciation: −$4,218
• Taxable loss: −$2,303
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $628/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

+9.4% since first listed

18 events — show timeline

• 2025-09-19 Listed $145,000 GCMLS AL
• 2025-09-19 Listed $145,000 BCAR
• 2024-10-23 Price Changed $140,000 GCMLS AL
• 2024-10-23 Price Changed $140,000 BCAR
• 2024-10-14 Listed $147,000 BCAR
• 2023-02-10 Sold (MLS) $145,000 BCAR
• 2023-01-12 Pending — BCAR
• 2023-01-11 Listed $145,000 BCAR
• 2018-07-30 Sold (Public Records) $64,000 Public Records
• 2018-07-27 Sold (MLS) $64,000 BCAR
• 2018-03-12 Listed $67,000 BCAR
• 2014-03-17 Sold (Public Records) $52,000 Public Records
• 2014-03-14 Sold (MLS) $51,700 BCAR
• 2014-02-16 Listed $55,000 BCAR
• 2011-04-04 Sold (MLS) $40,000 BCAR
• 2010-10-25 Listed $39,900 BCAR
• 2007-04-16 Sold (Public Records) $188,990 Public Records
• 2005-03-29 Sold (Public Records) $132,500 Public Records

Property tax history

+13.0%/yr

Latest (2025): $1,436 · +258.9% YoY. Source: county tax records.