112 Bel Air Cir · Daphne, AL 36526

$224,950

3 bd · 1.0 ba · 2,487 sqft · SingleFamily public records · 76 Days on market

Built 1977 0.36 ac lot $90/sqft · 27% below area Est $310k · 27% under

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.4/10.0
• 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

Welcome home to this beautifully updated 3 bed, 2 bath single-family residence in highly desirable Daphne! This light-filled home offers an open concept layout with generous living and dining spaces which is perfect for everyday living and entertaining. Step outside to your large back deck overlooking a deep, fenced backyard. Located in a family-oriented community known for its excellent quality of life, Daphne offers waterfront parks on Mobile Bay, scenic nature preserves, and recreational trails like the Eastern Shore Trail for walking, biking, and outdoor enjoyment. The city is served by highly rated schools in the Baldwin County School District and boasts low crime, a friendly small-town atmosphere, and easy access to shopping, dining, and employment centers.

Key facts

• Large back deck
• Recreational trails
• Waterfront parks

Tags

• OPEN CONCEPT LAYOUT
• LARGE BACK DECK
• FENCED BACKYARD
• WATERFRONT PARKS
• SCENIC NATURE PRESERVES
• RECREATIONAL TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 $212k (5.9% below list).
• Recommended offer: $211k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $7k 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 76 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $211,453 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.94% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 8.9

CMA / ARV

• ARV (median comp): $310,047
• List price: $224,950
• Delta: -27.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Laverne Cir	0.13mi	3/2.5	2,467 (-1%)	7mo	$350,000	$142	81
109 Havenwood Cir	0.62mi	3/2.0	2,443 (-2%)	2mo	$349,900	$143	63
110 Dewitt Cir	0.45mi	3/2.5	2,406 (-3%)	8mo	$294,000	$122	61
107 Ferncliff Cir	0.59mi	3/2.0	2,248 (-10%)	1mo	$350,000	$156	51
176 Rolling Hill Dr	0.48mi	3/2.5	2,205 (-11%)	3mo	$299,900	$136	50
639 Ridgewood Dr	0.46mi	3/2.5	2,134 (-14%)	1mo	$291,500	$137	48
28618 Cherrywood Ct	0.73mi	4/3.0 (+1)	2,386 (-4%)	2mo	$280,000	$117	45
101 Virginia Cir	0.64mi	4/2.5 (+1)	2,712 (+9%)	2mo	$320,000	$118	43
105 Mellattau Cir	0.53mi	4/2.5 (+1)	2,131 (-14%)	1mo	$295,000	$138	40
105 Mellattau Cir	0.53mi	4/2.5 (+1)	2,131 (-14%)	1mo	$295,000	$138	40
608 Ridgewood Dr	0.69mi	4/3.5 (+1)	2,253 (-9%)	5mo	$345,000	$153	33
619 Ridgewood Dr	0.62mi	4/2.5 (+1)	2,154 (-13%)	8mo	$345,000	$160	31

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-28,969
• Equity at exit: $33,541

10-year hold

• IRR: -6.0%
• Equity multiple: 0.64×
• Total profit: $-22,873
• Equity at exit: $19,450

Cash invested: $62,986 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$239 /mo · $2,872/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $160

Break-even live

Break-even rent $1,915

Max offer price $224,950

Occupancy floor 87%

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: $56,238
• Closing costs: $6,748
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 Ridgewood Dr Daphne, AL	4.0	2.0	2548	$2,500	$0.98	13d	1	0.37mi
233 Ridgewood Dr Daphne, AL	3.0	2.0	1922	$1,750	$0.91	44d	1	0.39mi
110 Windsor Dr Daphne, AL	4.0	2.0	1706	$1,800	$1.06	21d	1	1.13mi

Listing history 13 events

1. 2026-05-05
   status Pending 773-char remark

   Show marketing remark (773 chars)

   Welcome home to this beautifully updated 3 bed, 2 bath single-family residence in highly desirable Daphne! This light-filled home offers an open concept layout with generous living and dining spaces which is perfect for everyday living and entertaining. Step outside to your large back deck overlooking a deep, fenced backyard. Located in a family-oriented community known for its excellent quality of life, Daphne offers waterfront parks on Mobile Bay, scenic nature preserves, and recreational trails like the Eastern Shore Trail for walking, biking, and outdoor enjoyment. The city is served by highly rated schools in the Baldwin County School District and boasts low crime, a friendly small-town atmosphere, and easy access to shopping, dining, and employment centers.

2. 2026-04-25
   price $224,950 773-char remark

   Show marketing remark (773 chars)

   Welcome home to this beautifully updated 3 bed, 2 bath single-family residence in highly desirable Daphne! This light-filled home offers an open concept layout with generous living and dining spaces which is perfect for everyday living and entertaining. Step outside to your large back deck overlooking a deep, fenced backyard. Located in a family-oriented community known for its excellent quality of life, Daphne offers waterfront parks on Mobile Bay, scenic nature preserves, and recreational trails like the Eastern Shore Trail for walking, biking, and outdoor enjoyment. The city is served by highly rated schools in the Baldwin County School District and boasts low crime, a friendly small-town atmosphere, and easy access to shopping, dining, and employment centers.

3. 2026-03-23
   price $234,950 773-char remark

   Show marketing remark (773 chars)

   Welcome home to this beautifully updated 3 bed, 2 bath single-family residence in highly desirable Daphne! This light-filled home offers an open concept layout with generous living and dining spaces which is perfect for everyday living and entertaining. Step outside to your large back deck overlooking a deep, fenced backyard. Located in a family-oriented community known for its excellent quality of life, Daphne offers waterfront parks on Mobile Bay, scenic nature preserves, and recreational trails like the Eastern Shore Trail for walking, biking, and outdoor enjoyment. The city is served by highly rated schools in the Baldwin County School District and boasts low crime, a friendly small-town atmosphere, and easy access to shopping, dining, and employment centers.

4. 2026-03-16
   status Active 773-char remark

   Show marketing remark (773 chars)

   Welcome home to this beautifully updated 3 bed, 2 bath single-family residence in highly desirable Daphne! This light-filled home offers an open concept layout with generous living and dining spaces which is perfect for everyday living and entertaining. Step outside to your large back deck overlooking a deep, fenced backyard. Located in a family-oriented community known for its excellent quality of life, Daphne offers waterfront parks on Mobile Bay, scenic nature preserves, and recreational trails like the Eastern Shore Trail for walking, biking, and outdoor enjoyment. The city is served by highly rated schools in the Baldwin County School District and boasts low crime, a friendly small-town atmosphere, and easy access to shopping, dining, and employment centers.

5. 2026-03-09
   status Pending 773-char remark

   Show marketing remark (773 chars)

   Welcome home to this beautifully updated 3 bed, 2 bath single-family residence in highly desirable Daphne! This light-filled home offers an open concept layout with generous living and dining spaces which is perfect for everyday living and entertaining. Step outside to your large back deck overlooking a deep, fenced backyard. Located in a family-oriented community known for its excellent quality of life, Daphne offers waterfront parks on Mobile Bay, scenic nature preserves, and recreational trails like the Eastern Shore Trail for walking, biking, and outdoor enjoyment. The city is served by highly rated schools in the Baldwin County School District and boasts low crime, a friendly small-town atmosphere, and easy access to shopping, dining, and employment centers.

6. 2026-02-11
   listed $244,950 Active 773-char remark

   Show marketing remark (773 chars)

   Welcome home to this beautifully updated 3 bed, 2 bath single-family residence in highly desirable Daphne! This light-filled home offers an open concept layout with generous living and dining spaces which is perfect for everyday living and entertaining. Step outside to your large back deck overlooking a deep, fenced backyard. Located in a family-oriented community known for its excellent quality of life, Daphne offers waterfront parks on Mobile Bay, scenic nature preserves, and recreational trails like the Eastern Shore Trail for walking, biking, and outdoor enjoyment. The city is served by highly rated schools in the Baldwin County School District and boasts low crime, a friendly small-town atmosphere, and easy access to shopping, dining, and employment centers.

7. 2023-06-09
   price $249,900
8. 2023-05-26
   listed $259,975 Active
9. 2022-09-12
   soldstatus $172,000
10. 2013-08-20
    soldstatus $123,500
11. 2013-08-16
    soldstatus $123,500
12. 2012-07-30
    listed $120,000
13. 2001-02-28
    soldstatus $103,895

ⓘ 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: $2,872 · $239/mo
• Projected year-2 tax: $2,872 · $239/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 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: $25,404
• − Mortgage interest: −$12,601
• − Property taxes: −$2,872
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$6,544
• Taxable loss: −$1,803
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $2,348/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

+116.5% since first listed

13 events — show timeline

• 2026-05-05 Pending — Greater Alabama MLS
• 2026-04-25 Price Changed $224,950 Greater Alabama MLS
• 2026-03-23 Price Changed $234,950 Greater Alabama MLS
• 2026-03-16 Relisted — Greater Alabama MLS
• 2026-03-09 Pending — Greater Alabama MLS
• 2026-02-11 Listed $244,950 Greater Alabama MLS
• 2023-06-09 Price Changed $249,900 BCAR
• 2023-05-26 Listed $259,975 BCAR
• 2022-09-12 Sold (Public Records) $172,000 Public Records
• 2013-08-20 Sold (Public Records) $123,500 Public Records
• 2013-08-16 Sold (MLS) $123,500 BCAR
• 2012-07-30 Listed $120,000 BCAR
• 2001-02-28 Sold (Public Records) $103,895 Public Records

Property tax history

+17.8%/yr

Latest (2025): $2,872 · +22.0% YoY. Source: county tax records.