25806 Pollard Rd #205 · Daphne, AL 36526

$204,900

2 bd · 2.0 ba · 1,104 sqft · Condo public records · 121 Days on market

Built 2008 $186/sqft · 8% below area Est $222k · 8% under $228/mo HOA · 14% of rent

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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 +11.0/15.0
• Cash flow +9.7/30.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this stunning 2nd floor condo with 2 separate front & back facing balconies! A fantastic 2 bedroom unit near the entrance in a gated community, all the exterior siding replaced in 2026, 2 assigned parking spaces, and a private stairway leads to the entire floor unit on the 2nd level (no shared walls). This is a must see! Inside is an open living/kitchen/dining room with crown molding and hardwood floors and each space feels "just right" for entertaining. The kitchen has granite counters, stainless appliances, and a hop-up breakfast bar. AND, all the kitchen appliances and Washer / Dryer will remain. The primary bedroom is spacious and has 2 closets and leads to a modern ensuite bathroom with an oversized walk-in shower surrounded by glass and contemporary cabinets/sinks with floor to ceiling tile as a backsplash. The 2nd bedroom is on the opposite side of the unit and has great sunlight and access to a full bathroom in the hallway just outside the door. This floor plan could be great for roommates with each having a separate side of the floor plan & the separate balconies. The monthly $228 HOA includes water/sewer/trash utilities as well as an outdoor pool/spa, exercise room, and meeting room. This condo offers a lot see - come see it all today! Buyer to verify all information during due diligence.

Key facts

• Gated community
• Stainless appliances
• Granite counters

Tags

• GATED COMMUNITY
• EXTERIOR SIDING REPLACED
• ASSIGNED PARKING SPACES
• PRIVATE STAIRWAY
• GRANITE COUNTERS
• STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (20.1% below list).
• Recommended offer: $164k (20.1% 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.
• Market conditions: Rents rising (+1.7%/yr); 590 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 121 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $163,756 (20.1% 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 121 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (median comp): $221,994
• List price: $204,900
• Delta: -7.70%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.5%
• Equity multiple: 0.23×
• Total profit: $-43,923
• Equity at exit: $30,551

10-year hold

• IRR: -20.2%
• Equity multiple: -0.00×
• Total profit: $-57,606
• Equity at exit: $17,716

Cash invested: $57,372 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$85
• HOA: −$228
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-136

Break-even live

Break-even rent $1,810

Max offer price $180,849

Occupancy floor —

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: $51,225
• Closing costs: $6,147
• 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	13d	17	0.04mi
25806 Pollard Rd Daphne, AL	3.0	2.0–2.5	1459	$1,825	$1.25	43d	2	0.14mi
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,725	$1.16	21d	2	0.14mi
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,722	$1.16	13d	3	0.14mi
8964 Rand Ave Daphne, AL	1.0–3.0	1.0–2.0	1183	$1,790	$1.51	13d	27	0.92mi
2508 Old Spanish Trl Daphne, AL	3.0	2.0	1000	$1,800	$1.80	43d	1	1.45mi

HOA detail condo

• Monthly dues: $228 · $2,736/yr
• Likely covers: watersewertrashpoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-19
   days on market $204,900 Active 121 DOM
2. 2026-06-18
   days on market $204,900 Active 120 DOM
3. 2026-06-17
   days on market $204,900 Active 119 DOM
4. 2026-06-16
   days on market $204,900 Active 118 DOM
5. 2026-06-15
   days on market $204,900 Active 117 DOM
6. 2026-06-14
   days on market $204,900 Active 115 DOM
7. 2026-06-13
   days on market $204,900 Active 114 DOM
8. 2026-06-10
   days on market $204,900 Active 112 DOM
9. 2026-06-09
   days on market $204,900 Active 111 DOM
10. 2026-06-08
    days on market $204,900 Active 110 DOM
11. 2026-06-07
    days on market $204,900 Active 109 DOM
12. 2026-06-05
    days on market $204,900 Active 106 DOM
13. 2026-06-03
    days on market $204,900 Active 105 DOM
14. 2026-06-02
    days on market $204,900 Active 104 DOM
15. 2026-06-01
    days on market $204,900 Active 103 DOM
16. 2026-05-31
    days on market $204,900 Active 102 DOM
17. 2026-05-30
    days on market $204,900 Active 101 DOM
18. 2026-04-28
    price $204,900

    Show marketing remark (1353 chars)

    Check out this stunning 2nd floor condo with 2 separate front & back facing balconies! A fantastic 2 bedroom unit near the entrance in a gated community, all the exterior siding replaced in 2026, 2 assigned parking spaces, and a private stairway leads to the entire floor unit on the 2nd level (no shared walls). This is a must see! Inside is an open living/kitchen/dining room with crown molding and hardwood floors and each space feels "just right" for entertaining. The kitchen has granite counters, stainless appliances, and a hop-up breakfast bar. AND, all the kitchen appliances and Washer / Dryer will remain. The primary bedroom is spacious and has 2 closets and leads to a modern ensuite bathroom with an oversized walk-in shower surrounded by glass and contemporary cabinets/sinks with floor to ceiling tile as a backsplash. The 2nd bedroom is on the opposite side of the unit and has great sunlight and access to a full bathroom in the hallway just outside the door. This floor plan could be great for roommates with each having a separate side of the floor plan & the separate balconies. The monthly $228 HOA includes water/sewer/trash utilities as well as an outdoor pool/spa, exercise room, and meeting room. This condo offers a lot see - come see it all today! Buyer to verify all information during due diligence.

19. 2026-04-28
    price $204,900 1353-char remark

    Show marketing remark (1353 chars)

    Check out this stunning 2nd floor condo with 2 separate front & back facing balconies! A fantastic 2 bedroom unit near the entrance in a gated community, all the exterior siding replaced in 2026, 2 assigned parking spaces, and a private stairway leads to the entire floor unit on the 2nd level (no shared walls). This is a must see! Inside is an open living/kitchen/dining room with crown molding and hardwood floors and each space feels "just right" for entertaining. The kitchen has granite counters, stainless appliances, and a hop-up breakfast bar. AND, all the kitchen appliances and Washer / Dryer will remain. The primary bedroom is spacious and has 2 closets and leads to a modern ensuite bathroom with an oversized walk-in shower surrounded by glass and contemporary cabinets/sinks with floor to ceiling tile as a backsplash. The 2nd bedroom is on the opposite side of the unit and has great sunlight and access to a full bathroom in the hallway just outside the door. This floor plan could be great for roommates with each having a separate side of the floor plan & the separate balconies. The monthly $228 HOA includes water/sewer/trash utilities as well as an outdoor pool/spa, exercise room, and meeting room. This condo offers a lot see - come see it all today! Buyer to verify all information during due diligence.

20. 2026-03-31
    price $209,900

    Show marketing remark (1353 chars)

    Check out this stunning 2nd floor condo with 2 separate front & back facing balconies! A fantastic 2 bedroom unit near the entrance in a gated community, all the exterior siding replaced in 2026, 2 assigned parking spaces, and a private stairway leads to the entire floor unit on the 2nd level (no shared walls). This is a must see! Inside is an open living/kitchen/dining room with crown molding and hardwood floors and each space feels "just right" for entertaining. The kitchen has granite counters, stainless appliances, and a hop-up breakfast bar. AND, all the kitchen appliances and Washer / Dryer will remain. The primary bedroom is spacious and has 2 closets and leads to a modern ensuite bathroom with an oversized walk-in shower surrounded by glass and contemporary cabinets/sinks with floor to ceiling tile as a backsplash. The 2nd bedroom is on the opposite side of the unit and has great sunlight and access to a full bathroom in the hallway just outside the door. This floor plan could be great for roommates with each having a separate side of the floor plan & the separate balconies. The monthly $228 HOA includes water/sewer/trash utilities as well as an outdoor pool/spa, exercise room, and meeting room. This condo offers a lot see - come see it all today! Buyer to verify all information during due diligence.

21. 2026-03-31
    price $209,900 1353-char remark

    Show marketing remark (1353 chars)

    Check out this stunning 2nd floor condo with 2 separate front & back facing balconies! A fantastic 2 bedroom unit near the entrance in a gated community, all the exterior siding replaced in 2026, 2 assigned parking spaces, and a private stairway leads to the entire floor unit on the 2nd level (no shared walls). This is a must see! Inside is an open living/kitchen/dining room with crown molding and hardwood floors and each space feels "just right" for entertaining. The kitchen has granite counters, stainless appliances, and a hop-up breakfast bar. AND, all the kitchen appliances and Washer / Dryer will remain. The primary bedroom is spacious and has 2 closets and leads to a modern ensuite bathroom with an oversized walk-in shower surrounded by glass and contemporary cabinets/sinks with floor to ceiling tile as a backsplash. The 2nd bedroom is on the opposite side of the unit and has great sunlight and access to a full bathroom in the hallway just outside the door. This floor plan could be great for roommates with each having a separate side of the floor plan & the separate balconies. The monthly $228 HOA includes water/sewer/trash utilities as well as an outdoor pool/spa, exercise room, and meeting room. This condo offers a lot see - come see it all today! Buyer to verify all information during due diligence.

22. 2026-02-18
    listed $210,000 Active 1353-char remark

    Show marketing remark (1353 chars)

    Check out this stunning 2nd floor condo with 2 separate front & back facing balconies! A fantastic 2 bedroom unit near the entrance in a gated community, all the exterior siding replaced in 2026, 2 assigned parking spaces, and a private stairway leads to the entire floor unit on the 2nd level (no shared walls). This is a must see! Inside is an open living/kitchen/dining room with crown molding and hardwood floors and each space feels "just right" for entertaining. The kitchen has granite counters, stainless appliances, and a hop-up breakfast bar. AND, all the kitchen appliances and Washer / Dryer will remain. The primary bedroom is spacious and has 2 closets and leads to a modern ensuite bathroom with an oversized walk-in shower surrounded by glass and contemporary cabinets/sinks with floor to ceiling tile as a backsplash. The 2nd bedroom is on the opposite side of the unit and has great sunlight and access to a full bathroom in the hallway just outside the door. This floor plan could be great for roommates with each having a separate side of the floor plan & the separate balconies. The monthly $228 HOA includes water/sewer/trash utilities as well as an outdoor pool/spa, exercise room, and meeting room. This condo offers a lot see - come see it all today! Buyer to verify all information during due diligence.

23. 2025-10-11
    price $215,000
24. 2025-09-08
    price $217,900
25. 2025-07-29
    price $219,990
26. 2025-06-05
    listed $221,000 Active
27. 2024-10-22
    soldstatus $192,000
28. 2019-01-02
    soldstatus $125,000
29. 2017-06-05
    soldstatus $121,500
30. 2017-06-01
    soldstatus $121,500
31. 2017-04-20
    listed $125,000
32. 2016-07-05
    soldstatus $115,000
33. 2016-06-30
    soldstatus $115,000
34. 2016-02-24
    listed $118,000
35. 2015-08-03
    listed $119,900
36. 2013-07-02
    soldstatus $95,000
37. 2013-01-14
    listed $97,847

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $840 · $70/mo
• Expected delta: +$337/yr (+$28/mo · 67.0%)

ⓘ 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: $19,651
• − Mortgage interest: −$11,478
• − Property taxes: −$503
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − HOA: −$2,736
• − Depreciation: −$5,961
• Taxable loss: −$5,195
• Est. tax savings @ 24.0%: +$1,247
• After-tax cash flow: $-387/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

+109.4% since first listed

20 events — show timeline

• 2026-04-28 Price Changed $204,900 GCMLS AL
• 2026-04-28 Price Changed $204,900 BCAR
• 2026-03-31 Price Changed $209,900 GCMLS AL
• 2026-03-31 Price Changed $209,900 BCAR
• 2026-02-18 Listed $210,000 BCAR
• 2025-10-11 Price Changed $215,000 BCAR
• 2025-09-08 Price Changed $217,900 BCAR
• 2025-07-29 Price Changed $219,990 BCAR
• 2025-06-05 Listed $221,000 BCAR
• 2024-10-22 Sold (Public Records) $192,000 Public Records
• 2019-01-02 Sold (Public Records) $125,000 Public Records
• 2017-06-05 Sold (Public Records) $121,500 Public Records
• 2017-06-01 Sold (MLS) $121,500 BCAR
• 2017-04-20 Listed $125,000 BCAR
• 2016-07-05 Sold (Public Records) $115,000 Public Records
• 2016-06-30 Sold (MLS) $115,000 BCAR
• 2016-02-24 Listed $118,000 BCAR
• 2015-08-03 Listed $119,900 BCAR
• 2013-07-02 Sold (MLS) $95,000 BCAR
• 2013-01-14 Listed $97,847 BCAR

Property tax history

+6.7%/yr

Latest (2019): $503 · +0.0% YoY. Source: county tax records.