306 Monteith Oaks Dr · Foley, AL 36535

$299,900

4 bd · 2.0 ba · 1,741 sqft · SingleFamily public records · 225 Days on market

Built 2004 0.33 ac lot $172/sqft · 5% below area Est $316k · 5% under $10/mo HOA

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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 +11.5/30.0
• ARV discount +9.8/15.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 306 Monteith Oaks Drive, a beautifully refreshed 4-bedroom, 2-bath home perfectly situated on a corner lot in one of Foley's most quiet and established neighborhoods. Located in the heart of Foley, you'll enjoy being minutes from downtown, local restaurants, shopping and community amenities. Inside, the home features new paint throughout, creating a bright, move-in-ready atmosphere. The layout offers comfortable living spaces, a functional kitchen, and four generously sized bedrooms that accommodate families, guests or a home office with ease. Step outside to relax on the screened-in-porch, an ideal spot for morning coffee or unwinding in the evenings. Additional conveniences include a two-car garage, ample yard space thanks to the corner lot, and a generator for added peace of mind during storm season. This well kept property combines comfort, convenience, and everyday practicality making it a true find in the Foley market. Buyer to verify all information during due diligence.

Key facts

• Screened-in porch
• Foley sports complex
• 0.33 acre lot

Tags

• LUXURY VINYL PLANK FLOORING
• SCREENED-IN PORCH
• WELL EQUIPPED KITCHEN
• MINUTES FROM DOWNTOWN FOLEY
• FOLEY SPORTS COMPLEX

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (29.5% below list).
• Recommended offer: $212k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 Elementary School (math 22% / reading 44%, grade F, #323 of 627 statewide, top 52%, 992 students, 76% FRL); 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 78% FRL vs 38% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 45% district-wide (-18 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $9k 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 225 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $300k implies a 116% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,525 (29.5% 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 225 days. Have you received any prior offers? Is the seller open to a 29% 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. 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 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?
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 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: 0.71% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 11.8

CMA / ARV

• ARV (median comp): $316,102
• List price: $299,900
• Delta: -5.13%
• 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
1375 Surrey Loop	0.27mi	3/2.0 (-1)	1,745 (+0%)	3mo	$318,000	$182	80
1234 Surrey Loop	0.33mi	3/2.0 (-1)	1,787 (+3%)	2mo	$270,000	$151	73
1305 Majesty Loop	0.41mi	4/2.0	1,830 (+5%)	2mo	$270,000	$148	71
1464 Surrey Loop	0.45mi	3/2.0 (-1)	1,756 (+1%)	2mo	$262,500	$149	71
2 Magnolia Cir	0.42mi	3/2.0 (-1)	1,696 (-3%)	2mo	$252,000	$149	69
1398 Majesty Loop	0.52mi	3/2.0 (-1)	1,687 (-3%)	4mo	$276,000	$164	62
41 Magnolia Cir	0.50mi	3/2.0 (-1)	1,826 (+5%)	4mo	$259,000	$142	60
1500 N Cedar St	0.62mi	3/2.0 (-1)	1,680 (-4%)	1mo	$235,000	$140	60
1483 Majesty Loop	0.58mi	3/2.0 (-1)	1,668 (-4%)	4mo	$274,500	$165	58
129 Pennbrooke Loop	0.66mi	3/2.0 (-1)	1,663 (-4%)	1mo	$270,000	$162	56
1271 Cater Lee Way	0.60mi	4/2.0	1,948 (+12%)	2mo	$282,900	$145	51
1553 Majesty Loop	0.44mi	3/2.0 (-1)	1,496 (-14%)	2mo	$254,000	$170	49

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: -19.8%
• Equity multiple: 0.32×
• Total profit: $-57,516
• Equity at exit: $44,716

10-year hold

• IRR: -15.1%
• Equity multiple: 0.18×
• Total profit: $-68,803
• Equity at exit: $25,930

Cash invested: $83,972 (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 36535

• Home prices YoY: -24.9%
• Rents YoY: 1.8%
• Active inventory: 883
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$125
• HOA: −$10
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-98

Break-even live

Break-even rent $2,240

Max offer price $282,532

Occupancy floor 100%

Sensitivity live

Price	-10% $71	-5% $-13	+0% $-98	+5% $-183	+10% $-268
Rent	-10% $-265	-5% $-182	+0% $-98	+5% $-15	+10% $69
Rate	-1.0pp $53	-0.5pp $-22	base $-98	+0.5pp $-176	+1.0pp $-255

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
931 Gibson Ct Foley, AL	3.0	2.0	1648	$2,000	$1.21	15d	1	0.27mi
527 W Rose Ave Foley, AL	4.0	2.0	1700	$1,850	$1.09	45d	1	0.51mi
525 W Rose Ave Unit Na Foley, AL	4.0	2.0	1692	$1,800	$1.06	45d	1	0.51mi
825 Ginger Lee St Foley, AL	4.0	2.0	1848	$1,995	$1.08	45d	1	0.58mi
1487 Majesty Loop Foley, AL	4.0	2.0	1820	$2,200	$1.21	15d	1	0.58mi
1481 Majesty Loop Foley, AL	4.0	2.0	1820	$2,200	$1.21	15d	1	0.60mi
116 S Elm St Unit 116 Foley, AL	3.0	2.0	1125	$1,350	$1.20	46d	1	0.72mi
216 W Rose Ave Foley, AL	4.0	2.0	2000	$2,200	$1.10	45d	1	0.76mi
1802 Cashew Cir Foley, AL	2.0–5.0	2.0–2.5	1702	$2,318	$1.36	45d	1	0.80mi
1701 Woodbridge Cir E Foley, AL	3.0	2.0	1622	$2,000	$1.23	15d	1	0.90mi
1924 N Pine St Foley, AL	3.0	2.0	1630	$1,600	$0.98	23d	1	1.15mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 7 events

1. 2026-05-14
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to 306 Monteith Oaks Drive, a beautifully refreshed 4-bedroom, 2-bath home perfectly situated on a corner lot in one of Foley's most quiet and established neighborhoods. Located in the heart of Foley, you'll enjoy being minutes from downtown, local restaurants, shopping and community amenities. Inside, the home features new paint throughout, creating a bright, move-in-ready atmosphere. The layout offers comfortable living spaces, a functional kitchen, and four generously sized bedrooms that accommodate families, guests or a home office with ease. Step outside to relax on the screened-in-porch, an ideal spot for morning coffee or unwinding in the evenings. Additional conveniences include a two-car garage, ample yard space thanks to the corner lot, and a generator for added peace of mind during storm season. This well kept property combines comfort, convenience, and everyday practicality making it a true find in the Foley market. Buyer to verify all information during due diligence.

2. 2026-03-10
   status Active 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to 306 Monteith Oaks Drive, a beautifully refreshed 4-bedroom, 2-bath home perfectly situated on a corner lot in one of Foley's most quiet and established neighborhoods. Located in the heart of Foley, you'll enjoy being minutes from downtown, local restaurants, shopping and community amenities. Inside, the home features new paint throughout, creating a bright, move-in-ready atmosphere. The layout offers comfortable living spaces, a functional kitchen, and four generously sized bedrooms that accommodate families, guests or a home office with ease. Step outside to relax on the screened-in-porch, an ideal spot for morning coffee or unwinding in the evenings. Additional conveniences include a two-car garage, ample yard space thanks to the corner lot, and a generator for added peace of mind during storm season. This well kept property combines comfort, convenience, and everyday practicality making it a true find in the Foley market. Buyer to verify all information during due diligence.

3. 2026-03-05
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to 306 Monteith Oaks Drive, a beautifully refreshed 4-bedroom, 2-bath home perfectly situated on a corner lot in one of Foley's most quiet and established neighborhoods. Located in the heart of Foley, you'll enjoy being minutes from downtown, local restaurants, shopping and community amenities. Inside, the home features new paint throughout, creating a bright, move-in-ready atmosphere. The layout offers comfortable living spaces, a functional kitchen, and four generously sized bedrooms that accommodate families, guests or a home office with ease. Step outside to relax on the screened-in-porch, an ideal spot for morning coffee or unwinding in the evenings. Additional conveniences include a two-car garage, ample yard space thanks to the corner lot, and a generator for added peace of mind during storm season. This well kept property combines comfort, convenience, and everyday practicality making it a true find in the Foley market. Buyer to verify all information during due diligence.

4. 2026-02-02
   price $299,900 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to 306 Monteith Oaks Drive, a beautifully refreshed 4-bedroom, 2-bath home perfectly situated on a corner lot in one of Foley's most quiet and established neighborhoods. Located in the heart of Foley, you'll enjoy being minutes from downtown, local restaurants, shopping and community amenities. Inside, the home features new paint throughout, creating a bright, move-in-ready atmosphere. The layout offers comfortable living spaces, a functional kitchen, and four generously sized bedrooms that accommodate families, guests or a home office with ease. Step outside to relax on the screened-in-porch, an ideal spot for morning coffee or unwinding in the evenings. Additional conveniences include a two-car garage, ample yard space thanks to the corner lot, and a generator for added peace of mind during storm season. This well kept property combines comfort, convenience, and everyday practicality making it a true find in the Foley market. Buyer to verify all information during due diligence.

5. 2025-12-12
   price $315,000 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to 306 Monteith Oaks Drive, a beautifully refreshed 4-bedroom, 2-bath home perfectly situated on a corner lot in one of Foley's most quiet and established neighborhoods. Located in the heart of Foley, you'll enjoy being minutes from downtown, local restaurants, shopping and community amenities. Inside, the home features new paint throughout, creating a bright, move-in-ready atmosphere. The layout offers comfortable living spaces, a functional kitchen, and four generously sized bedrooms that accommodate families, guests or a home office with ease. Step outside to relax on the screened-in-porch, an ideal spot for morning coffee or unwinding in the evenings. Additional conveniences include a two-car garage, ample yard space thanks to the corner lot, and a generator for added peace of mind during storm season. This well kept property combines comfort, convenience, and everyday practicality making it a true find in the Foley market. Buyer to verify all information during due diligence.

6. 2025-09-27
   listed $325,000 Active 1003-char remark

   Show marketing remark (1003 chars)

   Welcome to 306 Monteith Oaks Drive, a beautifully refreshed 4-bedroom, 2-bath home perfectly situated on a corner lot in one of Foley's most quiet and established neighborhoods. Located in the heart of Foley, you'll enjoy being minutes from downtown, local restaurants, shopping and community amenities. Inside, the home features new paint throughout, creating a bright, move-in-ready atmosphere. The layout offers comfortable living spaces, a functional kitchen, and four generously sized bedrooms that accommodate families, guests or a home office with ease. Step outside to relax on the screened-in-porch, an ideal spot for morning coffee or unwinding in the evenings. Additional conveniences include a two-car garage, ample yard space thanks to the corner lot, and a generator for added peace of mind during storm season. This well kept property combines comfort, convenience, and everyday practicality making it a true find in the Foley market. Buyer to verify all information during due diligence.

7. 2004-04-13
   soldstatus $139,000

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$489/yr (+$41/mo · 66.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,383
• − Mortgage interest: −$16,799
• − Property taxes: −$740
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − HOA: −$120
• − Depreciation: −$8,724
• Taxable loss: −$6,562
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $395/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

• Census place: Foley, AL
• 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

+115.8% since first listed

7 events — show timeline

• 2026-05-14 Pending — BCAR
• 2026-03-10 Relisted — BCAR
• 2026-03-05 Pending — BCAR
• 2026-02-02 Price Changed $299,900 BCAR
• 2025-12-12 Price Changed $315,000 BCAR
• 2025-09-27 Listed $325,000 BCAR
• 2004-04-13 Sold (Public Records) $139,000 Public Records

Property tax history

+7.4%/yr

Latest (2023): $740 · +21.4% YoY. Source: county tax records.