32270 Emancipation Circle Cir · Loxley, AL 36527

$241,400

3 bd · 2.5 ba · 1,437 sqft · SingleFamily · 125 Days on market

Built 2026 Good condition Garage $376/mo HOA · 20% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.2/5.0
• Rent growth +4.1/5.0
• Cash flow +3.4/30.0
• Livability +3.3/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 32270 Emancipation Circle, located in Franklin Place at Independence in Spanish Fort, Alabama. This beautiful brand-new townhome is sure to wow, featuring open spaces and a wonderful layout. The Palm it is a 2-story home with 1,437 square feet of space. As you step into the Palm townhome, you will be greeted with an entryway into the modern, open concept with stunning features. The stairway will be to one side opposite of the garage. You will then pass the convenient hallway bathroom across from the beautiful kitchen which seamlessly blends into the dining and living room. The living room also flows into the back patio, making an ideal place for entertaining or unwinding.

Key facts

• Open concept
• Multiple lakes
• Community pools

Tags

• OPEN CONCEPT
• BACK PATIO
• LAUNDRY ROOM UPSTAIRS
• COMMUNITY POOLS
• MULTIPLE LAKES
• DESIRABLE NEW HOME COMMUNITY

🏗️ New construction. The $241,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $292,278.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $241k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-901 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (21.6% below list).
• Recommended offer: $162k (32.9% below list) — sets the bar for cash-flow.
• Cap rate 2.6% vs local median 3.9% in Loxley — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#95 in AL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B; Watch: crime 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: Stonebridge Elementary (509 students, 18% FRL); Spanish Fort Middle School (math 38% / reading 70%, grade B-, #20 of 257 statewide, top 8%, 622 students, 28% FRL); Spanish Fort High School (math 44% / reading 44%, grade F, #25 of 305 statewide, top 8%, 1,188 students, 24% FRL) — zoned schools average 23% FRL vs 38% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.5%/yr); 549 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $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 125 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $161,932 (32.9% 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 125 days. Have you received any prior offers? Is the seller open to a 33% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.65% ✗
• Cap rate: 2.59%
• Cash-on-cash: -13.21%
• DSCR: 0.41
• GRM: 12.9

CMA / ARV

• ARV (median comp): $292,278
• List price: $241,400
• Delta: -17.41%
• 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
32240 Emancipation Circle Cir	0.03mi	3/2.5	1,437 (0%)	2mo	$240,000	$167	97
32232 Emancipation Circle Cir	0.03mi	3/2.5	1,437 (0%)	2mo	$233,500	$162	97
32378 Revere Drive Dr	0.11mi	4/2.0 (+1)	1,504 (+5%)	2mo	$302,080	$201	79
32392 Revere Drive Dr	0.13mi	4/2.0 (+1)	1,504 (+5%)	2mo	$296,580	$197	78
32407 Revere Dr	0.15mi	4/2.0 (+1)	1,504 (+5%)	3mo	$298,580	$199	76
32250 Revere Drive Dr	0.18mi	4/2.0 (+1)	1,504 (+5%)	2mo	$293,080	$195	75
32445 Revere Dr	0.18mi	4/2.0 (+1)	1,504 (+5%)	3mo	$298,580	$199	74
32478 Revere Dr	0.22mi	4/2.0 (+1)	1,504 (+5%)	2mo	$294,480	$196	74
32484 Revere Dr	0.22mi	4/2.0 (+1)	1,504 (+5%)	3mo	$291,900	$194	72
32408 Revere Drive Dr	0.14mi	3/2.0	1,281 (-11%)	2mo	$287,388	$224	72
12836 Patriot Way	0.23mi	3/2.0	1,281 (-11%)	3mo	$268,500	$210	67
32208 Lyon Rd	0.68mi	3/2.0	1,510 (+5%)	3mo	$330,000	$219	55

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 · 6.52% rent growth · sell at horizon

5-year hold

• IRR: -36.1%
• Equity multiple: -0.19×
• Total profit: $-97,535
• Equity at exit: $43,580

10-year hold

• IRR: -28.3%
• Equity multiple: -0.55×
• Total profit: $-127,137
• Equity at exit: $25,271

Cash invested: $81,838 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 51 active · 31 under contract
• Months of supply: 9.3 mo (11%/mo absorbed)
• Median asking: $288,400 ($196/sqft)
• Median days on market: 52 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: +3.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36527

• Home prices YoY: -14.4%
• Rents YoY: 6.5%
• Active inventory: 549
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$1,533
• Tax est. 1.5%: −$365 /mo · $4,384/yr
• Insurance: −$122
• HOA: −$376
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-901

Break-even live

Break-even rent $3,033

Max offer price $161,932

Occupancy floor —

Sensitivity live

Price	-10% $-699	-5% $-800	+0% $-901	+5% $-1,002	+10% $-1,103
Rent	-10% $-1,050	-5% $-976	+0% $-901	+5% $-826	+10% $-751
Rate	-1.0pp $-754	-0.5pp $-826	base $-901	+0.5pp $-977	+1.0pp $-1,054

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: $73,070
• Closing costs: $8,768
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32231 Emancipation Cir Spanish Fort, AL	3.0	2.5	1492	$1,850	$1.24	139d	1	0.04mi
32223 Emanicipation Cir Daphne, AL	3.0	2.5	1437	$1,850	$1.29	0d	1	0.05mi
12807 Philadelphia Blvd Spanish Fort, AL	3.0	2.5	1437	$1,750	$1.22	5d	1	0.17mi
32667 Revere Dr Spanish Fort, AL	4.0	2.0	1504	$1,850	$1.23	6d	1	0.32mi
31697 Lyon Rd Spanish Fort, AL	4.0	2.0	1787	$2,500	$1.40	116d	1	0.52mi
31573 Shearwater Dr Daphne, AL	4.0	2.0	1830	$1,995	$1.09	116d	1	0.63mi
31468 Memphis Loop Spanish Fort, AL	4.0	2.0	1846	$2,250	$1.22	6d	1	0.66mi
31100 Falling Waters Loop Spanish Fort, AL	2.0–4.0	1.0–2.0	1158	$1,974	$1.70	6d	1	0.98mi
33064 Stables Dr Unit B Spanish Fort, AL	2.0	2.0	1185	$1,600	$1.35	109d	1	1.13mi
33101 Stables Dr Unit A Spanish Fort, AL	2.0	2.0	1338	$1,550	$1.16	6d	1	1.17mi
12914 Churchill Dr Unit B Spanish Fort, AL	3.0	2.0	1600	$1,680	$1.05	116d	1	1.20mi
12862 Churchill Dr Unit A Spanish Fort, AL	3.0	2.0	1520	$1,675	$1.10	6d	1	1.20mi

Property features AI

Finance

• HOA & community: Quarterly association dues (association management, common area insurance, grounds maintenance, common area taxes included)Community features include an outdoor poolTransfer fees apply

Exterior

• Parking: Single covered garage with automatic garage door (1 covered space, garage approx. 10'9" x 19'6")
• Utilities: Public waterBaldwin County sewer serviceUnderground utilitiesElectric service (central electric cooling and heat pump)
• Home design: TownhouseAttached propertyTwo storiesNew construction
• Construction: Concrete board and hardboard exteriorFortified-Gold constructionDimensional roofSlab foundationBuilt as new construction (builder-provided building area)
• Exterior features: Community outdoor poolLess than 1 acre lotNo waterfront

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric range
• Bedrooms: Primary bedroom with attached bath and walk-in closet (second floor)Second bedroom (approx. 13.7 x 9.4)Third bedroom (approx. 13.7 x 9.4)
• Flooring: CarpetVinyl
• Bathrooms: Two full bathroomsOne half bathroomPrimary bathroom with double vanity and shower
• Heating & cooling: Central heating (heat pump)Central electric cooling (SEER 14)
• Interior features: No fireplaceLiving roomDining room
• Laundry & utility: Laundry on level 2

Listing history 50 events

1. 2026-09-24
   days on market $241,400 Active 125 DOM
2. 2026-09-22
   days on market $241,400 Active 124 DOM
3. 2026-09-21
   days on market $241,400 Active 123 DOM
4. 2026-09-20
   days on market $241,400 Active 122 DOM
5. 2026-09-19
   days on market $241,400 Active 121 DOM
6. 2026-09-18
   days on market $241,400 Active 120 DOM
7. 2026-09-17
   days on market $241,400 Active 119 DOM
8. 2026-09-16
   days on market $241,400 Active 118 DOM
9. 2026-09-15
   days on market $241,400 Active 117 DOM
10. 2026-09-14
    days on market $241,400 Active 116 DOM
11. 2026-09-13
    days on market $241,400 Active 115 DOM
12. 2026-09-12
    days on market $241,400 Active 114 DOM
13. 2026-09-11
    days on market $241,400 Active 113 DOM
14. 2026-09-05
    days on market $241,400 Active 107 DOM
15. 2026-09-04
    days on market $241,400 Active 106 DOM
16. 2026-09-03
    days on market $241,400 Active 105 DOM
17. 2026-08-31
    days on market $241,400 Active 102 DOM
18. 2026-08-30
    days on market $241,400 Active 101 DOM
19. 2026-08-29
    days on market $241,400 Active 100 DOM
20. 2026-08-28
    days on market $241,400 Active 99 DOM
21. 2026-08-27
    days on market $241,400 Active 98 DOM
22. 2026-08-25
    days on market $241,400 Active 96 DOM
23. 2026-08-24
    days on market $241,400 Active 95 DOM
24. 2026-08-23
    days on market $241,400 Active 94 DOM
25. 2026-08-22
    days on market $241,400 Active 93 DOM
26. 2026-08-21
    days on market $241,400 Active 92 DOM
27. 2026-08-20
    days on market $241,400 Active 91 DOM
28. 2026-08-19
    days on market $241,400 Active 90 DOM
29. 2026-08-18
    days on market $241,400 Active 89 DOM
30. 2026-08-17
    days on market $241,400 Active 88 DOM
31. 2026-08-16
    days on market $241,400 Active 87 DOM
32. 2026-08-15
    days on market $241,400 Active 86 DOM
33. 2026-08-14
    days on market $241,400 Active 85 DOM
34. 2026-08-13
    days on market $241,400 Active 84 DOM
35. 2026-08-12
    days on market $241,400 Active 83 DOM
36. 2026-08-11
    days on market $241,400 Active 82 DOM
37. 2026-08-10
    days on market $241,400 Active 81 DOM
38. 2026-08-09
    days on market $241,400 Active 80 DOM
39. 2026-08-08
    days on market $241,400 Active 79 DOM
40. 2026-08-07
    days on market $241,400 Active 78 DOM
41. 2026-08-06
    days on market $241,400 Active 77 DOM
42. 2026-08-05
    days on market $241,400 Active 76 DOM
43. 2026-08-04
    days on market $241,400 Active 75 DOM
44. 2026-08-03
    days on market $241,400 Active 74 DOM
45. 2026-07-31
    days on market $241,400 Active 71 DOM
46. 2026-07-30
    statusdays on market $241,400 Active 70 DOM
47. 2026-07-29
    days on market $241,400 Active New Construction 69 DOM
48. 2026-07-27
    days on market $241,400 Active New Construction 67 DOM
49. 2026-07-25
    days on market $241,400 Active New Construction 65 DOM
50. 2026-07-24
    days on market $241,400 Active New Construction 64 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,710
• − Mortgage interest: −$16,372
• − Property taxes: −$4,384
• − Insurance: −$1,461
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$4,512
• − Depreciation: −$8,503
• Taxable loss: −$16,156
• Est. tax savings @ 24.0%: +$3,877
• After-tax cash flow: $-6,932/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.

Condition & rehab AI · 30 photos

Good 85/100 None rehab

This modern townhome is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can further increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and property value ↑
• Both Adding a smart home system — A smart home system can increase property value and attract tech-savvy buyers ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Stonebridge Elementary Middle Spanish Fort Middle School B- AL #20/257 Nat'l #2,699/14,009 High Spanish Fort High School F AL #25/305 Nat'l #7,320/17,239

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

C Composite livability gradescore 66/100

Livability — Loxley

• Score: 66/100
• State rank: #95
• US rank: #11346

Category grades

Amenities F Commute F Cost of living A Crime D Employment B Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loxley, AL
• County: Baldwin County · 248,264 people
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 21,765
• Household income: $120,189
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 95% English-only · Spanish 3%

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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: ▼ -39.56%
• Current HPI: 234.5113
• Rent YoY: ▲ 6.52%
• Metro: Daphne-Fairhope-Foley, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• HOA & community: Quarterly association dues (association management, common area insurance, grounds maintenance, common area taxes included)Community features include an outdoor poolTransfer fees apply

Exterior

• Parking: Single covered garage with automatic garage door (1 covered space, garage approx. 10'9" x 19'6")
• Utilities: Public waterBaldwin County sewer serviceUnderground utilitiesElectric service (central electric cooling and heat pump)
• Home design: TownhouseAttached propertyTwo storiesNew construction
• Construction: Concrete board and hardboard exteriorFortified-Gold constructionDimensional roofSlab foundationBuilt as new construction (builder-provided building area)
• Exterior features: Community outdoor poolLess than 1 acre lotNo waterfront

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric range
• Bedrooms: Primary bedroom with attached bath and walk-in closet (second floor)Second bedroom (approx. 13.7 x 9.4)Third bedroom (approx. 13.7 x 9.4)
• Flooring: CarpetVinyl
• Bathrooms: Two full bathroomsOne half bathroomPrimary bathroom with double vanity and shower
• Heating & cooling: Central heating (heat pump)Central electric cooling (SEER 14)
• Interior features: No fireplaceLiving roomDining room
• Laundry & utility: Laundry on level 2

Price history

1 event — show timeline

• 2026-05-21 Listed $241,400 BCAR