200 Autumn Park Dr Unit 2B · Fairhope, AL 36532

$170,000

2 bd · 2.0 ba · 1,063 sqft · Condo public records · 6 Days on market

Built 1984 $250/mo HOA · 13% of rent

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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 +20.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +6.4/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The most affordable dwelling in Fairhope. Two bedroom 1 and half bath, ground level condo, only a half mile off Hwy 98/Greeno Rd. The interior has had new laminate flooring, new paint, granite countertops, new faucets, new appliances; all done in the past five years. It looks great inside and also has an 8' x 13' screened porch. (ANY/ALL UPDATES ARE PER SELLER). LISTING BROKER MAKES NO REPRESENTATION TO SQUARE FOOTAGE ACCURACY. BUYER TO VERIFY.

Key facts

• Ground level condo
• Screened porch
• Outdoor closet

Tags

• GROUND LEVEL CONDO
• SCREENED PORCH
• OUTDOOR CLOSET
• NEW LAMINATE FLOORING
• INCLUDES ALL FURNISHINGS

Property features AI

Finance

• HOA & community: Monthly association fee includes management and grounds maintenance; Condo complex with 2-bedroom units

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Served by Fairhope Utilities; Electric power
• Home design: Condominium, attached; One story
• Construction: Brick construction; Slab foundation; Composition roof with fortified roof features
• Exterior features: Screened porch (approx. 8 x 13); No waterfront

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator with ice maker; Disposal
• Bedrooms: Primary bedroom on main level with walk-in closet(s) and 1st-floor primary bath combo; Second bedroom approximately 10 x 12
• Flooring: Laminate
• Bathrooms: One full bathroom; One half bathroom; Primary bathroom with tub/shower combo
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); No fireplace; Furnished
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.8% vs local median 2.8% in Fairhope — 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 76/100 on livability (#15 in AL, #3,577 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: Fairhope West Elementary (math 54% / reading 73%, grade B, #46 of 627 statewide, top 8%, 1,007 students, 39% FRL); Fairhope Middle School (math 54% / reading 75%, grade A-, #3 of 257 statewide, top 1%, 777 students, 33% FRL); Fairhope High School (math 43% / reading 46%, grade F, #22 of 305 statewide, top 8%, 1,629 students, 31% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 58% at this address vs 45% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Baldwin County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.0%/yr); 629 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-14,122
• Equity at exit: $25,348

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,053
• Equity at exit: $14,698

Cash invested: $47,600 (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 36532

• Rents YoY: 3.0%
• Active inventory: 629
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$891
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$71
• HOA: −$250
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $210

Break-even live

Break-even rent $1,676

Max offer price $170,000

Occupancy floor 84%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Belle Chase Ct S Fairhope, AL	3.0	2.0	1377	$2,300	$1.67	43d	1	0.26mi
405 Belle Chase Ct S Fairhope, AL	3.0	2.0	1470	$1,900	$1.29	13d	1	0.32mi
199 Spring Run Dr Fairhope, AL	1.0–3.0	1.0–1.5	864	$1,199	$1.39	13d	1	0.34mi
706 Crystal Wells Ct N Fairhope, AL	3.0	2.0	1256	$1,950	$1.55	13d	1	0.43mi
571 Dogwood Ave Fairhope, AL	2.0	2.0	1462	$3,000	$2.05	43d	1	1.00mi
357 Azalea St Fairhope, AL	2.0	2.0	1065	$3,500	$3.29	43d	1	1.17mi
7 Twin Echo Ct Unit A Fairhope, AL	3.0	2.0	1354	$1,950	$1.44	43d	1	1.29mi
20969 Bishop Rd Unit 2 Fairhope, AL	2.0	2.0	950	$1,150	$1.21	20d	1	1.44mi
8263 Gayfer Road Ext Fairhope, AL	1.0	1.0	700	$1,600	$2.29	43d	1	1.47mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-19
   days on market $170,000 Active 6 DOM
2. 2026-06-18
   days on market $170,000 Active 5 DOM
3. 2026-06-17
   days on market $170,000 Active 4 DOM
4. 2026-06-16
   days on market $170,000 Active 3 DOM
5. 2026-06-15
   days on market $170,000 Active 2 DOM
6. 2026-06-14
   remarks 429-char remark
7. 2026-06-14
   listed $170,000 Active 1 DOM

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 ≥105°F today · 23 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,314
• − Mortgage interest: −$9,523
• − Property taxes: −$1,345
• − Insurance: −$850
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − HOA: −$3,000
• − Depreciation: −$4,945
• Taxable loss: −$79
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $2,544/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 — Fairhope

• Score: 76/100
• State rank: #15
• US rank: #3577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairhope, AL
• County: Baldwin County · 181,514 people
• City population: 38,108
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 38,108
• Household income: $89,694
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 665.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -175.08%
• Current HPI: 299.6643
• Rent YoY: ▲ 2.95%
• 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

+100.0% since first listed

17 events — show timeline

• 2026-06-12 Listed $170,000 BCAR
• 2026-02-28 Relisted — BCAR
• 2026-02-25 Pending — BCAR
• 2026-01-05 Price Changed $170,000 BCAR
• 2025-11-06 Listed $189,500 BCAR
• 2024-02-06 Sold (Public Records) $150,000 Public Records
• 2024-02-02 Sold (MLS) $150,000 BCAR
• 2024-02-02 Sold (MLS) $150,000 GCMLS AL
• 2024-01-22 Pending — BCAR
• 2024-01-22 Pending — GCMLS AL
• 2024-01-08 Listed $150,000 GCMLS AL
• 2024-01-08 Listed $150,000 BCAR
• 2017-06-21 Sold (Public Records) $68,000 Public Records
• 2017-06-06 Sold (MLS) $68,000 BCAR
• 2017-02-16 Listed $74,900 BCAR
• 2014-04-10 Sold (Public Records) $96,000 Public Records
• 2006-12-01 Sold (Public Records) $85,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,345 · +189.5% YoY. Source: county tax records.