25806 Pollard Rd #203 · Daphne, AL 36526

$199,900

2 bd · 2.0 ba · 1,059 sqft · Condo public records · 310 Days on market

Built 2008 $189/sqft · 9% below area Est $220k · 9% under $220/mo HOA · 13% of rent ↓ 25% since listing

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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).

• ARV discount +11.7/15.0
• Cash flow +9.9/30.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to St. Charles Village with this Old-Style New Orleans condominium in a gated community in the heart of Daphne. This open and bright floor plan boasts 9-foot ceilings with crown molding, 2-inch faux blinds, custom draperies, and upgraded lighting throughout. The kitchen has elegant white quartz tile and subway tile backsplash with beautiful painted cabinets, pantry space and stainless-steel appliances. The living room opens up to your own balcony and makes for great entertaining! Primary en-suite features his and hers closets with a double Marble vanity top and more upgraded lighting. A Spacious second bedroom and second full bath also have upgraded marble vanity top. Steps from this unit is the beautiful swimming pool, hot tub & well-equipped gym that you are sure to enjoy. The clubhouse offers tons of seating space, a kitchen & wrap around balcony. It's great for entertaining friends & family and hosting special events. Two assigned parking spaces & ample visitors parking. Be sure & read all that is included in the affordable COA dues. Whether you are looking for a primary residence or a perfect investment opportunity, this condo is a MUST SEE! Buyer to verify all information during due diligence.

Key facts

• Gated community
• Primary ensuite
• $220 HOA

Tags

• GATED COMMUNITY
• OPEN AND BRIGHT FLOOR PLAN
• ELEGANT WHITE QUARTZ TILE
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• PRIMARY ENSUITE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (18.2% below list).
• Recommended offer: $163k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 East Elementary School (math 44% / reading 68%, grade C+, #83 of 627 statewide, top 13%, 930 students, 40% 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) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 600 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 310 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $163,419 (18.2% 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 310 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $220,426
• List price: $199,900
• Delta: -9.31%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.2%
• Equity multiple: 0.24×
• Total profit: $-42,313
• Equity at exit: $29,806

10-year hold

• IRR: -19.7%
• Equity multiple: 0.02×
• Total profit: $-55,129
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$83
• HOA: −$220
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-124

Break-even live

Break-even rent $1,791

Max offer price $178,024

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-67	+0% $-124	+5% $-180	+10% $-237
Rent	-10% $-253	-5% $-188	+0% $-124	+5% $-59	+10% $5
Rate	-1.0pp $-23	-0.5pp $-73	base $-124	+0.5pp $-176	+1.0pp $-228

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8160 County Road 64 Daphne, AL	1.0–3.0	1.0–2.0	1067	$1,436	$1.35	15d	17	0.04mi
25806 Pollard Rd Daphne, AL	3.0	2.0–2.5	1459	$1,825	$1.25	45d	2	0.14mi
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,725	$1.16	23d	2	0.14mi
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,722	$1.16	15d	3	0.14mi
8964 Rand Ave Daphne, AL	1.0–3.0	1.0–2.0	1183	$1,790	$1.51	15d	27	0.92mi
2508 Old Spanish Trl Daphne, AL	3.0	2.0	1000	$1,800	$1.80	45d	1	1.45mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $199,900 Active 310 DOM
2. 2026-06-19
   days on market $199,900 Active 308 DOM
3. 2026-06-18
   days on market $199,900 Active 307 DOM
4. 2026-06-17
   days on market $199,900 Active 306 DOM
5. 2026-06-16
   days on market $199,900 Active 305 DOM
6. 2026-06-15
   days on market $199,900 Active 304 DOM
7. 2026-06-14
   days on market $199,900 Active 302 DOM
8. 2026-06-13
   days on market $199,900 Active 301 DOM
9. 2026-06-10
   days on market $199,900 Active 299 DOM
10. 2026-06-09
    days on market $199,900 Active 298 DOM
11. 2026-06-08
    days on market $199,900 Active 297 DOM
12. 2026-06-07
    days on market $199,900 Active 296 DOM
13. 2026-06-03
    days on market $199,900 Active 292 DOM
14. 2026-06-02
    days on market $199,900 Active 291 DOM
15. 2026-06-01
    days on market $199,900 Active 290 DOM
16. 2026-05-31
    days on market $199,900 Active 289 DOM
17. 2026-05-30
    days on market $199,900 Active 288 DOM
18. 2026-05-14
    price $199,900 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to St. Charles Village with this Old-Style New Orleans condominium in a gated community in the heart of Daphne. This open and bright floor plan boasts 9-foot ceilings with crown molding, 2-inch faux blinds, custom draperies, and upgraded lighting throughout. The kitchen has elegant white quartz tile and subway tile backsplash with beautiful painted cabinets, pantry space and stainless-steel appliances. The living room opens up to your own balcony and makes for great entertaining! Primary en-suite features his and hers closets with a double Marble vanity top and more upgraded lighting. A Spacious second bedroom and second full bath also have upgraded marble vanity top. Steps from this unit is the beautiful swimming pool, hot tub & well-equipped gym that you are sure to enjoy. The clubhouse offers tons of seating space, a kitchen & wrap around balcony. It's great for entertaining friends & family and hosting special events. Two assigned parking spaces & ample visitors parking. Be sure & read all that is included in the affordable COA dues. Whether you are looking for a primary residence or a perfect investment opportunity, this condo is a MUST SEE! Buyer to verify all information during due diligence.

19. 2026-01-30
    price $207,999 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to St. Charles Village with this Old-Style New Orleans condominium in a gated community in the heart of Daphne. This open and bright floor plan boasts 9-foot ceilings with crown molding, 2-inch faux blinds, custom draperies, and upgraded lighting throughout. The kitchen has elegant white quartz tile and subway tile backsplash with beautiful painted cabinets, pantry space and stainless-steel appliances. The living room opens up to your own balcony and makes for great entertaining! Primary en-suite features his and hers closets with a double Marble vanity top and more upgraded lighting. A Spacious second bedroom and second full bath also have upgraded marble vanity top. Steps from this unit is the beautiful swimming pool, hot tub & well-equipped gym that you are sure to enjoy. The clubhouse offers tons of seating space, a kitchen & wrap around balcony. It's great for entertaining friends & family and hosting special events. Two assigned parking spaces & ample visitors parking. Be sure & read all that is included in the affordable COA dues. Whether you are looking for a primary residence or a perfect investment opportunity, this condo is a MUST SEE! Buyer to verify all information during due diligence.

20. 2025-09-29
    price $209,999 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to St. Charles Village with this Old-Style New Orleans condominium in a gated community in the heart of Daphne. This open and bright floor plan boasts 9-foot ceilings with crown molding, 2-inch faux blinds, custom draperies, and upgraded lighting throughout. The kitchen has elegant white quartz tile and subway tile backsplash with beautiful painted cabinets, pantry space and stainless-steel appliances. The living room opens up to your own balcony and makes for great entertaining! Primary en-suite features his and hers closets with a double Marble vanity top and more upgraded lighting. A Spacious second bedroom and second full bath also have upgraded marble vanity top. Steps from this unit is the beautiful swimming pool, hot tub & well-equipped gym that you are sure to enjoy. The clubhouse offers tons of seating space, a kitchen & wrap around balcony. It's great for entertaining friends & family and hosting special events. Two assigned parking spaces & ample visitors parking. Be sure & read all that is included in the affordable COA dues. Whether you are looking for a primary residence or a perfect investment opportunity, this condo is a MUST SEE! Buyer to verify all information during due diligence.

21. 2025-08-15
    listed $213,000 Active 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to St. Charles Village with this Old-Style New Orleans condominium in a gated community in the heart of Daphne. This open and bright floor plan boasts 9-foot ceilings with crown molding, 2-inch faux blinds, custom draperies, and upgraded lighting throughout. The kitchen has elegant white quartz tile and subway tile backsplash with beautiful painted cabinets, pantry space and stainless-steel appliances. The living room opens up to your own balcony and makes for great entertaining! Primary en-suite features his and hers closets with a double Marble vanity top and more upgraded lighting. A Spacious second bedroom and second full bath also have upgraded marble vanity top. Steps from this unit is the beautiful swimming pool, hot tub & well-equipped gym that you are sure to enjoy. The clubhouse offers tons of seating space, a kitchen & wrap around balcony. It's great for entertaining friends & family and hosting special events. Two assigned parking spaces & ample visitors parking. Be sure & read all that is included in the affordable COA dues. Whether you are looking for a primary residence or a perfect investment opportunity, this condo is a MUST SEE! Buyer to verify all information during due diligence.

22. 2025-07-25
    price $213,000
23. 2025-07-25
    price $213,000
24. 2025-06-09
    price $216,000
25. 2025-06-09
    price $216,000
26. 2025-05-23
    listed $219,900 Active
27. 2022-10-14
    historical
28. 2022-10-13
    listed $189,000 Active
29. 2021-08-27
    soldstatus $174,000
30. 2021-05-12
    listed $175,000
31. 2020-04-17
    soldstatus $118,000
32. 2020-04-17
    soldstatus $118,000
33. 2020-02-17
    listed $122,500
34. 2018-07-03
    soldstatus $98,118
35. 2018-07-02
    soldstatus $94,500
36. 2018-04-03
    listed $94,500
37. 2013-07-10
    soldstatus $265,000

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$61/yr (+$5/mo · 8.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $19,610
• − Mortgage interest: −$11,198
• − Property taxes: −$759
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − HOA: −$2,640
• − Depreciation: −$5,815
• Taxable loss: −$4,939
• Est. tax savings @ 24.0%: +$1,185
• After-tax cash flow: $-301/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

-24.6% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $199,900 BCAR
• 2026-01-30 Price Changed $207,999 BCAR
• 2025-09-29 Price Changed $209,999 BCAR
• 2025-08-15 Listed $213,000 BCAR
• 2025-07-25 Price Changed $213,000 GCMLS AL
• 2025-07-25 Price Changed $213,000 BCAR
• 2025-06-09 Price Changed $216,000 GCMLS AL
• 2025-06-09 Price Changed $216,000 BCAR
• 2025-05-23 Listed $219,900 BCAR
• 2022-10-14 Delisted — BCAR
• 2022-10-13 Listed $189,000 BCAR
• 2021-08-27 Sold (MLS) $174,000 BCAR
• 2021-05-12 Listed $175,000 BCAR
• 2020-04-17 Sold (MLS) $118,000 GCMLS AL
• 2020-04-17 Sold (MLS) $118,000 BCAR
• 2020-02-17 Listed $122,500 BCAR
• 2018-07-03 Sold (Public Records) $98,118 Public Records
• 2018-07-02 Sold (MLS) $94,500 BCAR
• 2018-04-03 Listed $94,500 BCAR
• 2013-07-10 Sold (Public Records) $265,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $759 · +4.7% YoY. Source: county tax records.