119 Kingswood Dr · Daphne, AL 36526

$279,900

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 29 Days on market

Built 1979 9,825 sqft lot $156/sqft · at area comps Est $268k · at est. $70/mo HOA · 3% 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 +14.3/30.0
• ARV discount +5.5/15.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME TO YOUR BEAUTIFUL TWO-STORY TRADITIONAL! A solid wood front door opens to the living room w/ woodburning BRICK FIREPLACE; French doors lead to your back deck w/ FENCED, LEVEL backyard! SPLIT FLOOR PLAN (master down) includes space perfect for an office/media/bonus room not included in the square footage. Enjoy the convenience of working in Mobile while living on the Eastern Shore.

Key facts

• Custom built deck
• Updated flooring
• Natural wooded area

Tags

• CUSTOM BUILT DECK
• FENCED BACKYARD
• NATURAL WOODED AREA
• UPDATED FLOORING
• STAINED WOOD CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Monthly association fee of $70; Association amenities include clubhouse, outdoor pool, tennis courts, playground and golf; association covers recreational facilities and common area taxes; transfer fees apply

Exterior

• Parking: Attached single-car garage; One covered parking space
• Utilities: Riviera Utilities; Cable connected
• Home design: Two-story home; Resale property
• Construction: Wood siding; Dimensional roof; Slab foundation; Approximately 1800 square feet (assessor)
• Exterior features: Fenced yard; Open front porch; Rear porch; Community pool access; Boat ramp; Less than one acre lot; No waterfront

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric range; Refrigerator with ice maker
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Ceiling fans; Internet access; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $51 ($610/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 $226k (19.1% below list).
• Recommended offer: $226k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); 600 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 31% 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 $8k 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 29 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $120k; list at $280k implies a 133% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,425 (19.1% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (median comp): $268,114
• List price: $279,900
• Delta: 4.40%
• 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
111 Kingswood Dr	0.06mi	3/2.0	1,710 (-5%)	2mo	$280,000	$164	84
104 Clay Cir	0.19mi	3/2.0	1,773 (-2%)	6mo	$247,500	$140	80
331 Ridgewood Dr	0.26mi	3/2.0	1,843 (+2%)	3mo	$299,900	$163	78
255 Maple Cir	0.20mi	3/2.0	1,716 (-5%)	3mo	$213,000	$124	76
109 Meadow Wood Dr	0.38mi	3/2.0	1,863 (+4%)	0mo	$262,000	$141	72
111 Fernwood Cir	0.35mi	3/2.0	1,711 (-5%)	3mo	$220,000	$129	69
116 Fernwood Cir	0.41mi	3/2.5	1,676 (-7%)	1mo	$282,500	$169	63
100 Maplewood Loop	0.24mi	3/2.0	1,580 (-12%)	5mo	$195,000	$123	60
153 Worchester Dr	0.59mi	3/2.0	1,747 (-3%)	5mo	$258,000	$148	60
125 Dunbar Loop	0.39mi	3/2.0	1,556 (-14%)	3mo	$258,000	$166	52
102 Cameron Cir	0.63mi	4/2.0 (+1)	1,960 (+9%)	3mo	$229,000	$117	44
136 Donna Cir	0.73mi	3/2.0	1,563 (-13%)	5mo	$255,000	$163	36

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-45,086
• Equity at exit: $41,734

10-year hold

• IRR: -10.4%
• Equity multiple: 0.40×
• Total profit: $-46,960
• Equity at exit: $24,201

Cash invested: $78,372 (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: 600
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$83 /mo · $1,002/yr
• Insurance: −$117
• HOA: −$70
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $51

Break-even live

Break-even rent $2,200

Max offer price $279,900

Occupancy floor 93%

Sensitivity live

Price	-10% $209	-5% $130	+0% $51	+5% $-28	+10% $-108
Rent	-10% $-128	-5% $-39	+0% $51	+5% $140	+10% $230
Rate	-1.0pp $192	-0.5pp $122	base $51	+0.5pp $-22	+1.0pp $-96

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Cherry Cir Daphne, AL	4.0	2.0	1476	$2,200	$1.49	45d	1	0.36mi
233 Ridgewood Dr Daphne, AL	3.0	2.0	1922	$1,750	$0.91	45d	1	0.93mi
27035 Allenbrook Ct Daphne, AL	4.0	3.0	2335	$2,795	$1.20	15d	1	1.10mi
27078 Stratford Glen Dr Daphne, AL	4.0	2.0	2200	$2,300	$1.05	15d	1	1.10mi
662 Ridgewood Dr Daphne, AL	4.0	2.0	2548	$2,500	$0.98	15d	1	1.21mi
9549 Autauga Bnd Daphne, AL	4.0	3.0	2289	$2,895	$1.26	45d	1	1.28mi
9090 Pleasant Rd Daphne, AL	4.0	3.0	2432	$2,795	$1.15	23d	1	1.39mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 17 events

1. 2026-06-14
   statusdays on market $279,900 Pending 29 DOM
2. 2026-06-13
   days on market $279,900 Active 28 DOM
3. 2026-06-10
   days on market $279,900 Active 26 DOM
4. 2026-06-09
   days on market $279,900 Active 25 DOM
5. 2026-06-08
   days on market $279,900 Active 24 DOM
6. 2026-06-07
   days on market $279,900 Active 23 DOM
7. 2026-06-05
   days on market $279,900 Active 20 DOM
8. 2026-06-03
   days on market $279,900 Active 19 DOM
9. 2026-06-03
   price $279,900 Active 18 DOM
10. 2026-06-02
    days on market $289,900 Active 18 DOM
11. 2026-06-01
    days on market $289,900 Active 17 DOM
12. 2026-05-31
    days on market $289,900 Active 16 DOM
13. 2026-05-30
    days on market $289,900 Active 15 DOM
14. 2026-05-15
    listed $289,900 Active 2028-char remark
15. 2013-11-20
    soldstatus $120,326
16. 2013-11-15
    soldstatus $120,000 396-char remark

    Show marketing remark (396 chars)

    WELCOME HOME TO YOUR BEAUTIFUL TWO-STORY TRADITIONAL! A solid wood front door opens to the living room w/ woodburning BRICK FIREPLACE; French doors lead to your back deck w/ FENCED, LEVEL backyard! SPLIT FLOOR PLAN (master down) includes space perfect for an office/media/bonus room not included in the square footage. Enjoy the convenience of working in Mobile while living on the Eastern Shore.

17. 2013-08-15
    listed $125,000 396-char remark

    Show marketing remark (396 chars)

    WELCOME HOME TO YOUR BEAUTIFUL TWO-STORY TRADITIONAL! A solid wood front door opens to the living room w/ woodburning BRICK FIREPLACE; French doors lead to your back deck w/ FENCED, LEVEL backyard! SPLIT FLOOR PLAN (master down) includes space perfect for an office/media/bonus room not included in the square footage. Enjoy the convenience of working in Mobile while living on the Eastern Shore.

ⓘ 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: $1,002 · $83/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$146/yr (+$12/mo · 14.5%)

ⓘ 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 2/10 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: $27,171
• − Mortgage interest: −$15,679
• − Property taxes: −$1,002
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$840
• − Depreciation: −$8,143
• Taxable loss: −$4,239
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $1,627/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

+123.9% since first listed

6 events — show timeline

• 2026-06-13 Pending — BCAR
• 2026-06-02 Price Changed $279,900 BCAR
• 2026-05-15 Listed $289,900 BCAR
• 2013-11-20 Sold (Public Records) $120,326 Public Records
• 2013-11-15 Sold (MLS) $120,000 BCAR
• 2013-08-15 Listed $125,000 BCAR

Property tax history

+8.3%/yr

Latest (2025): $1,002 · +21.5% YoY. Source: county tax records.