1109 Caroline Ave · Daphne, AL 36526

$270,000

3 bd · 1.0 ba · 1,647 sqft · SingleFamily public records · 186 Days on market

Built 1973 0.66 ac lot $164/sqft · 10% above area Est $299k · 10% under

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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 +12.6/30.0
• ARV discount +11.8/15.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO HOA !! Newly painted and remodeled 4-bedroom, 2-bath home with beautiful carefree tile floors throughout and no carpet for those with allergy concerns. . This home enjoys large bedrooms and ceiling fans in every room for year-round comfort. The property features a separate room with its own private entrance, perfect for a home office or business or playroom. Relax or entertain with a picnic in your own peaceful backyard surrounded by mature trees or hang a swing from the giant old oak tree. With nearly 2/3 of an acre, there is space for swing sets or a trampoline or room to keep your boat or work equipment. Storage shed included . Recent upgrades include a new metal roof and new hot water heater. Additional features include a large garage, storage shed, and plenty of outdoor space This home is located in a quiet neighborhood that is convenient to shopping and everyday amenities. No HOA !! Seller to contribute up to $3000 towards Buyer's closing costs, prepaids and/or floor replacement at closing. All information is deemed reliable but not guaranteed. Buyer and buyer agent to verify all information. Buyer to verify all information during due diligence.

Key facts

• Giant old oak tree
• Private entrance
• Outdoor space

Tags

• PRIVATE ENTRANCE
• PEACEFUL BACKYARD
• MATURE TREES
• GIANT OLD OAK TREE
• OUTDOOR SPACE
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (25.8% below list).
• Recommended offer: $200k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% 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); 599 active listings in the ZIP; 9 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 $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 186 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $270k implies a 144% 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 $200,220 (25.8% 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 186 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.74% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (median comp): $298,763
• List price: $270,000
• Delta: -9.63%
• 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
1411 Wilson Ave	0.35mi	3/1.0	1,489 (-10%)	1mo	$215,000	$144	67
7730 Kari Ln	0.53mi	3/2.0	1,599 (-3%)	0mo	$310,000	$194	66
7743 Avery Ln	0.51mi	3/2.0	1,615 (-2%)	6mo	$250,000	$155	64
7665 Avery Ln	0.52mi	3/2.0	1,754 (+6%)	2mo	$269,900	$154	59
8035 Deerwood Dr	0.56mi	3/2.0	1,560 (-5%)	4mo	$260,000	$167	57
27296 Lashay Dr	0.53mi	3/2.0	1,545 (-6%)	9mo	$307,000	$199	53
27288 Parker Ln	0.75mi	3/2.0	1,706 (+4%)	4mo	$284,900	$167	52
7547 Elizabeth Dr	0.50mi	3/2.0	1,438 (-13%)	0mo	$260,000	$181	51
27500 Elise Ct	0.69mi	3/2.0	1,792 (+9%)	2mo	$305,000	$170	47
7589 Elizabeth Dr	0.49mi	3/2.0	1,437 (-13%)	9mo	$270,000	$188	45
27326 Lashay Dr	0.57mi	4/2.0 (+1)	1,872 (+14%)	2mo	$302,000	$161	40
7343 Franklin Square Ct	0.69mi	3/2.0	1,472 (-11%)	8mo	$225,000	$153	40

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-48,485
• Equity at exit: $40,258

10-year hold

• IRR: -13.3%
• Equity multiple: 0.27×
• Total profit: $-55,565
• Equity at exit: $23,345

Cash invested: $75,600 (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: 599
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-32

Break-even live

Break-even rent $2,043

Max offer price $264,278

Occupancy floor 97%

Sensitivity live

Price	-10% $120	-5% $44	+0% $-32	+5% $-109	+10% $-185
Rent	-10% $-191	-5% $-111	+0% $-32	+5% $47	+10% $126
Rate	-1.0pp $104	-0.5pp $36	base $-32	+0.5pp $-102	+1.0pp $-174

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27078 Stratford Glen Dr Daphne, AL	4.0	2.0	2200	$2,300	$1.05	15d	1	0.85mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	22d	1	0.98mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	45d	1	0.98mi
8160 County Road 64 Daphne, AL	1.0–3.0	1.0–2.0	1067	$1,729	$1.62	15d	17	1.10mi
8254 County Road 64 Daphne, AL	2.0	2.0	1566	$1,749	$1.12	22d	5	1.16mi
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,725	$1.16	22d	2	1.23mi
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,722	$1.16	15d	3	1.23mi
25806 Pollard Rd Daphne, AL	3.0	2.0–2.5	1459	$1,825	$1.25	45d	2	1.23mi
8964 Rand Ave Daphne, AL	1.0–3.0	1.0–2.0	1183	$2,168	$1.83	15d	27	1.44mi

Listing history 24 events

1. 2026-06-21
   days on market $270,000 Active 186 DOM
2. 2026-06-19
   days on market $270,000 Active 184 DOM
3. 2026-06-18
   days on market $270,000 Active 183 DOM
4. 2026-06-17
   days on market $270,000 Active 182 DOM
5. 2026-06-16
   days on market $270,000 Active 181 DOM
6. 2026-06-15
   days on market $270,000 Active 180 DOM
7. 2026-06-14
   days on market $270,000 Active 178 DOM
8. 2026-06-13
   days on market $270,000 Active 177 DOM
9. 2026-06-10
   days on market $270,000 Active 175 DOM
10. 2026-06-09
    days on market $270,000 Active 174 DOM
11. 2026-06-08
    days on market $270,000 Active 173 DOM
12. 2026-06-07
    days on market $270,000 Active 172 DOM
13. 2026-06-03
    days on market $270,000 Active 168 DOM
14. 2026-06-02
    days on market $270,000 Active 167 DOM
15. 2026-06-01
    days on market $270,000 Active 166 DOM
16. 2026-05-31
    days on market $270,000 Active 165 DOM
17. 2026-05-30
    days on market $270,000 Active 164 DOM
18. 2026-05-05
    price $270,000 1181-char remark

    Show marketing remark (1181 chars)

    NO HOA !! Newly painted and remodeled 4-bedroom, 2-bath home with beautiful carefree tile floors throughout and no carpet for those with allergy concerns. . This home enjoys large bedrooms and ceiling fans in every room for year-round comfort. The property features a separate room with its own private entrance, perfect for a home office or business or playroom. Relax or entertain with a picnic in your own peaceful backyard surrounded by mature trees or hang a swing from the giant old oak tree. With nearly 2/3 of an acre, there is space for swing sets or a trampoline or room to keep your boat or work equipment. Storage shed included . Recent upgrades include a new metal roof and new hot water heater. Additional features include a large garage, storage shed, and plenty of outdoor space This home is located in a quiet neighborhood that is convenient to shopping and everyday amenities. No HOA !! Seller to contribute up to $3000 towards Buyer's closing costs, prepaids and/or floor replacement at closing. All information is deemed reliable but not guaranteed. Buyer and buyer agent to verify all information. Buyer to verify all information during due diligence.

19. 2026-04-03
    price $275,000 1181-char remark

    Show marketing remark (1181 chars)

    NO HOA !! Newly painted and remodeled 4-bedroom, 2-bath home with beautiful carefree tile floors throughout and no carpet for those with allergy concerns. . This home enjoys large bedrooms and ceiling fans in every room for year-round comfort. The property features a separate room with its own private entrance, perfect for a home office or business or playroom. Relax or entertain with a picnic in your own peaceful backyard surrounded by mature trees or hang a swing from the giant old oak tree. With nearly 2/3 of an acre, there is space for swing sets or a trampoline or room to keep your boat or work equipment. Storage shed included . Recent upgrades include a new metal roof and new hot water heater. Additional features include a large garage, storage shed, and plenty of outdoor space This home is located in a quiet neighborhood that is convenient to shopping and everyday amenities. No HOA !! Seller to contribute up to $3000 towards Buyer's closing costs, prepaids and/or floor replacement at closing. All information is deemed reliable but not guaranteed. Buyer and buyer agent to verify all information. Buyer to verify all information during due diligence.

20. 2026-03-18
    price $290,000 1181-char remark

    Show marketing remark (1181 chars)

    NO HOA !! Newly painted and remodeled 4-bedroom, 2-bath home with beautiful carefree tile floors throughout and no carpet for those with allergy concerns. . This home enjoys large bedrooms and ceiling fans in every room for year-round comfort. The property features a separate room with its own private entrance, perfect for a home office or business or playroom. Relax or entertain with a picnic in your own peaceful backyard surrounded by mature trees or hang a swing from the giant old oak tree. With nearly 2/3 of an acre, there is space for swing sets or a trampoline or room to keep your boat or work equipment. Storage shed included . Recent upgrades include a new metal roof and new hot water heater. Additional features include a large garage, storage shed, and plenty of outdoor space This home is located in a quiet neighborhood that is convenient to shopping and everyday amenities. No HOA !! Seller to contribute up to $3000 towards Buyer's closing costs, prepaids and/or floor replacement at closing. All information is deemed reliable but not guaranteed. Buyer and buyer agent to verify all information. Buyer to verify all information during due diligence.

21. 2026-02-21
    price $299,000 1181-char remark

    Show marketing remark (1181 chars)

    NO HOA !! Newly painted and remodeled 4-bedroom, 2-bath home with beautiful carefree tile floors throughout and no carpet for those with allergy concerns. . This home enjoys large bedrooms and ceiling fans in every room for year-round comfort. The property features a separate room with its own private entrance, perfect for a home office or business or playroom. Relax or entertain with a picnic in your own peaceful backyard surrounded by mature trees or hang a swing from the giant old oak tree. With nearly 2/3 of an acre, there is space for swing sets or a trampoline or room to keep your boat or work equipment. Storage shed included . Recent upgrades include a new metal roof and new hot water heater. Additional features include a large garage, storage shed, and plenty of outdoor space This home is located in a quiet neighborhood that is convenient to shopping and everyday amenities. No HOA !! Seller to contribute up to $3000 towards Buyer's closing costs, prepaids and/or floor replacement at closing. All information is deemed reliable but not guaranteed. Buyer and buyer agent to verify all information. Buyer to verify all information during due diligence.

22. 2026-01-23
    price $310,000 1181-char remark

    Show marketing remark (1181 chars)

    NO HOA !! Newly painted and remodeled 4-bedroom, 2-bath home with beautiful carefree tile floors throughout and no carpet for those with allergy concerns. . This home enjoys large bedrooms and ceiling fans in every room for year-round comfort. The property features a separate room with its own private entrance, perfect for a home office or business or playroom. Relax or entertain with a picnic in your own peaceful backyard surrounded by mature trees or hang a swing from the giant old oak tree. With nearly 2/3 of an acre, there is space for swing sets or a trampoline or room to keep your boat or work equipment. Storage shed included . Recent upgrades include a new metal roof and new hot water heater. Additional features include a large garage, storage shed, and plenty of outdoor space This home is located in a quiet neighborhood that is convenient to shopping and everyday amenities. No HOA !! Seller to contribute up to $3000 towards Buyer's closing costs, prepaids and/or floor replacement at closing. All information is deemed reliable but not guaranteed. Buyer and buyer agent to verify all information. Buyer to verify all information during due diligence.

23. 2025-12-17
    listed $325,000 Active 1181-char remark

    Show marketing remark (1181 chars)

    NO HOA !! Newly painted and remodeled 4-bedroom, 2-bath home with beautiful carefree tile floors throughout and no carpet for those with allergy concerns. . This home enjoys large bedrooms and ceiling fans in every room for year-round comfort. The property features a separate room with its own private entrance, perfect for a home office or business or playroom. Relax or entertain with a picnic in your own peaceful backyard surrounded by mature trees or hang a swing from the giant old oak tree. With nearly 2/3 of an acre, there is space for swing sets or a trampoline or room to keep your boat or work equipment. Storage shed included . Recent upgrades include a new metal roof and new hot water heater. Additional features include a large garage, storage shed, and plenty of outdoor space This home is located in a quiet neighborhood that is convenient to shopping and everyday amenities. No HOA !! Seller to contribute up to $3000 towards Buyer's closing costs, prepaids and/or floor replacement at closing. All information is deemed reliable but not guaranteed. Buyer and buyer agent to verify all information. Buyer to verify all information during due diligence.

24. 2005-06-09
    soldstatus $110,500

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$78/yr (+$7/mo · 7.6%)

ⓘ 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: $24,026
• − Mortgage interest: −$15,124
• − Property taxes: −$1,029
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$7,855
• Taxable loss: −$5,175
• Est. tax savings @ 24.0%: +$1,242
• After-tax cash flow: $853/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

+144.3% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $270,000 BCAR
• 2026-04-03 Price Changed $275,000 BCAR
• 2026-03-18 Price Changed $290,000 BCAR
• 2026-02-21 Price Changed $299,000 BCAR
• 2026-01-23 Price Changed $310,000 BCAR
• 2025-12-17 Listed $325,000 BCAR
• 2005-06-09 Sold (Public Records) $110,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,029 · +48.5% YoY. Source: county tax records.