25806 Pollard Rd #6 · Daphne, AL 36526

$100,000

3 bd · 2.5 ba · 1,432 sqft · Townhouse public records · 28 Days on market

Built 2017 $225/mo HOA · 12% of rent ↓ 41% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 2 year old 3 bed, 2.5 bath barely lived in End Unit Townhome has more natural light and is tucked in the back of the community with a spacious green space backyard. Gold Fortified, Garage, Granite Countertops, Stainless Steel appliances, 9 ft ceilings, ADT Security System and Luxury Vinyl Plank Flooring upstairs and downstairs, 10 Year structural warranty, Open Floor Plan, 1 owner (not renter), close to community pool and mailboxes. Community is Wired for Fiber Optic Internet for faster Internet. Gated with a Clubhouse that has a Kitchen, Exercise Room, Bathrooms and comfortable Furnished Area. Community Pool and Hot Tub. 1 minute from Target, 3 minutes to YMCA, 15 minutes to I-10, 15 minutes from the Eastern Shore Center. This is a great beginner home, 2nd home, downsizing home, investment property, etc!Motivated Seller, Bring your offers! HOA includes: Pool, Clubhouse, Exercise Room, Gate, Landscape, Hot Tub, Termite and Pest Control, insurance on everything outside the sheetrock except doors and windows. Plus Association Management.

Key facts

• Gated community
• Recessed lighting
• Granite countertops

Tags

• GATED COMMUNITY
• LUXURY VINYL PLANK FLOORING
• RECESSED LIGHTING
• CROWN MOLDING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Association fee reported as $225 monthly
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, landscaping, outdoor pool, gated access, internet and recreational facilities; Association covers management, common area insurance, grounds maintenance, pest control, reserve funds, security, common area taxes, trash, water/sewer, clubhouse and pool

Exterior

• Parking: Attached single-car garage with automatic garage door; 1 covered parking space
• Security: Gated community (association)
• Utilities: Daphne Utilities; Cable connected
• Home design: Townhouse, attached corner unit; Two levels; Resale property; Condominium ownership
• Construction: Built with hardboard and wood frame; Fortified-Gold construction; Slab foundation; Composition roof
• Exterior features: Covered patio/porch areas including front porch, rear porch and open porch; Patio; Termite contract; Community pool (association); Subdivision setting; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Cooktop; Refrigerator with ice maker
• Bedrooms: Primary bedroom with attached bath; Primary bedroom has walk-in closet(s)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom with double vanity, shower (no tub), and private water closet
• Heating & cooling: Electric heating; Ceiling fans for cooling
• Interior features: Breakfast bar; Eat-in kitchen; Ceiling fans; High ceilings; Internet; Dining area configured as breakfast room / dining-kitchen combo
• Laundry & utility: Washer and dryer included

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$203,344) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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.
• Zoned schools: Daphne East Elementary School (math 44% / reading 68%, grade C+, #83 of 627 statewide, top 13%, 930 students, 40% 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) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 590 active listings in the ZIP; 8 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.87% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.22%
• DSCR: 2.21
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $203,344
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25806 Pollard Rd	0.03mi	3/2.5	1,432 (0%)	10mo	$203,000	$142	90
25806 Pollard Rd #32	0.06mi	3/2.5	1,432 (0%)	14mo	$195,000	$136	85
25806 Pollard Rd #204	0.09mi	3/2.0	1,455 (+2%)	8mo	$200,000	$137	84
25806 Pollard Rd	0.03mi	3/2.0	1,432 (0%)	17mo	$206,000	$144	83
25806 Pollard Rd #115	0.09mi	3/2.0	1,331 (-7%)	7mo	$195,000	$147	76
25806 Pollard Rd #42	0.10mi	3/2.5	1,526 (+7%)	12mo	$204,900	$134	74
25806 Pollard Rd #48	0.06mi	3/2.5	1,516 (+6%)	22mo	$225,000	$148	69
25806 Pollard Rd #60	0.05mi	3/2.5	1,588 (+11%)	13mo	$204,000	$128	69
25806 Pollard Rd #200	0.09mi	3/2.0	1,330 (-7%)	23mo	$214,000	$161	63

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: 19.6%
• Equity multiple: 1.79×
• Total profit: $21,986
• Equity at exit: $14,910

10-year hold

• IRR: 27.0%
• Equity multiple: 3.22×
• Total profit: $62,208
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$524
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$42
• HOA: −$225
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $635

Break-even live

Break-even rent $1,067

Max offer price $100,000

Occupancy floor 61%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,725	$1.16	21d	2	0.07mi
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,722	$1.16	13d	3	0.07mi
25806 Pollard Rd Daphne, AL	3.0	2.0–2.5	1459	$1,825	$1.25	43d	2	0.07mi
8160 County Road 64 Daphne, AL	1.0–3.0	1.0–2.0	1067	$1,729	$1.62	13d	17	0.08mi
8254 County Road 64 Daphne, AL	2.0	2.0	1566	$1,749	$1.12	21d	5	0.24mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	21d	1	0.65mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	43d	1	0.65mi
8964 Rand Ave Daphne, AL	1.0–3.0	1.0–2.0	1183	$2,168	$1.83	13d	27	0.89mi

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: internetpoolsecurity

Listing history 23 events

1. 2026-06-19
   days on market $100,000 Active 28 DOM
2. 2026-06-18
   days on market $100,000 Active 27 DOM
3. 2026-06-17
   days on market $100,000 Active 26 DOM
4. 2026-06-16
   days on market $100,000 Active 25 DOM
5. 2026-06-15
   days on market $100,000 Active 24 DOM
6. 2026-06-14
   days on market $100,000 Active 22 DOM
7. 2026-06-13
   days on market $100,000 Active 21 DOM
8. 2026-06-10
   days on market $100,000 Active 19 DOM
9. 2026-06-09
   days on market $100,000 Active 18 DOM
10. 2026-06-08
    days on market $100,000 Active 17 DOM
11. 2026-06-07
    days on market $100,000 Active 16 DOM
12. 2026-06-05
    days on market $100,000 Active 13 DOM
13. 2026-06-03
    days on market $100,000 Active 12 DOM
14. 2026-06-02
    days on market $100,000 Active 11 DOM
15. 2026-06-01
    days on market $100,000 Active 10 DOM
16. 2026-05-31
    days on market $100,000 Active 9 DOM
17. 2026-05-30
    days on market $100,000 Active 8 DOM
18. 2026-05-22
    listed $100,000 Active
19. 2020-06-09
    soldstatus $165,000
20. 2020-06-05
    soldstatus $165,000 1056-char remark

    Show marketing remark (1056 chars)

    This 2 year old 3 bed, 2.5 bath barely lived in End Unit Townhome has more natural light and is tucked in the back of the community with a spacious green space backyard. Gold Fortified, Garage, Granite Countertops, Stainless Steel appliances, 9 ft ceilings, ADT Security System and Luxury Vinyl Plank Flooring upstairs and downstairs, 10 Year structural warranty, Open Floor Plan, 1 owner (not renter), close to community pool and mailboxes. Community is Wired for Fiber Optic Internet for faster Internet. Gated with a Clubhouse that has a Kitchen, Exercise Room, Bathrooms and comfortable Furnished Area. Community Pool and Hot Tub. 1 minute from Target, 3 minutes to YMCA, 15 minutes to I-10, 15 minutes from the Eastern Shore Center. This is a great beginner home, 2nd home, downsizing home, investment property, etc!Motivated Seller, Bring your offers! HOA includes: Pool, Clubhouse, Exercise Room, Gate, Landscape, Hot Tub, Termite and Pest Control, insurance on everything outside the sheetrock except doors and windows. Plus Association Management.

21. 2020-03-08
    listed $167,000 1056-char remark

    Show marketing remark (1056 chars)

    This 2 year old 3 bed, 2.5 bath barely lived in End Unit Townhome has more natural light and is tucked in the back of the community with a spacious green space backyard. Gold Fortified, Garage, Granite Countertops, Stainless Steel appliances, 9 ft ceilings, ADT Security System and Luxury Vinyl Plank Flooring upstairs and downstairs, 10 Year structural warranty, Open Floor Plan, 1 owner (not renter), close to community pool and mailboxes. Community is Wired for Fiber Optic Internet for faster Internet. Gated with a Clubhouse that has a Kitchen, Exercise Room, Bathrooms and comfortable Furnished Area. Community Pool and Hot Tub. 1 minute from Target, 3 minutes to YMCA, 15 minutes to I-10, 15 minutes from the Eastern Shore Center. This is a great beginner home, 2nd home, downsizing home, investment property, etc!Motivated Seller, Bring your offers! HOA includes: Pool, Clubhouse, Exercise Room, Gate, Landscape, Hot Tub, Termite and Pest Control, insurance on everything outside the sheetrock except doors and windows. Plus Association Management.

22. 2017-09-28
    soldstatus $169,900 683-char remark

    Show marketing remark (683 chars)

    The PALM A. Beautiful 3 bedroom, 2 1/2 bath, 2-story Townhome in new Gated Community; The Villas at St Charles. This Corner Unit Contemporary Townhome features a Gourmet Kitchen, Stainless Steel Appliances, Granite in Kitchen & Bathrooms, Trey Ceilings w/ Crown Molding and Recessed Lighting. Includes a 1-car attached garage. Built to Fortified GOLD standards. Community amenities include Clubhouse, Pool and Hot Tub. Close to fabulous restaurants and shops in historic downtown Daphne. Seller will contribute up to $3000 in buyers closings cost with preferred lender. Pictures may be of similar, but not necessarily of subject property, including exterior and interior views.

23. 2017-02-18
    listed $169,900 683-char remark

    Show marketing remark (683 chars)

    The PALM A. Beautiful 3 bedroom, 2 1/2 bath, 2-story Townhome in new Gated Community; The Villas at St Charles. This Corner Unit Contemporary Townhome features a Gourmet Kitchen, Stainless Steel Appliances, Granite in Kitchen & Bathrooms, Trey Ceilings w/ Crown Molding and Recessed Lighting. Includes a 1-car attached garage. Built to Fortified GOLD standards. Community amenities include Clubhouse, Pool and Hot Tub. Close to fabulous restaurants and shops in historic downtown Daphne. Seller will contribute up to $3000 in buyers closings cost with preferred lender. Pictures may be of similar, but not necessarily of subject property, including exterior and interior views.

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $622 · $52/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $22,450
• − Mortgage interest: −$5,602
• − Property taxes: −$622
• − Insurance: −$500
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − HOA: −$2,700
• − Depreciation: −$2,909
• Taxable income: $6,526
• Est. tax owed @ 24.0%: −$1,566
• After-tax cash flow: $6,055/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

-41.1% since first listed

6 events — show timeline

• 2026-05-22 Listed $100,000 BCAR
• 2020-06-09 Sold (Public Records) $165,000 Public Records
• 2020-06-05 Sold (MLS) $165,000 BCAR
• 2020-03-08 Listed $167,000 BCAR
• 2017-09-28 Sold (MLS) $169,900 BCAR
• 2017-02-18 Listed $169,900 BCAR

Property tax history

+100.3%/yr

Latest (2020): $622 · -4.2% YoY. Source: county tax records.