23414 Shadowridge Dr · Daphne, AL 36526

$285,000

3 bd · 2.0 ba · 1,585 sqft · SingleFamily public records

Built 2021 8,015 sqft lot $180/sqft · at area comps Est $306k · 7% under $60/mo HOA · 3% 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).

• Cash flow +11.1/30.0
• ARV discount +10.6/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into the highly sought-after Aria floor plan, where modern design meets everyday comfort. The spacious open-concept kitchen serves as the heart of the home, featuring gleaming granite countertops, stainless steel appliances, a large center island, and abundant cabinet storage—perfect for both casual meals and entertaining guests. The split-bedroom layout ensures privacy, with a generously sized primary suite tucked away for relaxation. The luxurious primary bath includes a double vanity, walk-in shower, and an expansive walk-in closet that offers plenty of storage space. Enjoy the outdoors year-round with both a covered front porch and a covered back patio, ideal for morning coff

Key facts

• 8,015 sq ft lot
• 2 garage spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (27.2% below list).
• Recommended offer: $208k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); 600 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.

Recommended offer $207,612 (27.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

• ARV (median comp): $305,869
• List price: $285,000
• Delta: -6.82%
• 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
23414 Shadowridge Dr	0.00mi	3/2.0	1,641 (+4%)	1mo	$280,000	$171	94
23916 Avernus Loop	0.38mi	3/2.0	1,623 (+2%)	5mo	$289,900	$179	74
23637 Devonfield Ln	0.44mi	3/2.0	1,517 (-4%)	2mo	$305,000	$201	71
9177 Caymus Dr	0.53mi	3/2.0	1,760 (+11%)	1mo	$399,600	$227	56
9165 Caymus Dr	0.54mi	3/2.0	1,760 (+11%)	2mo	$403,050	$229	55
9189 Caymus Dr	0.53mi	3/2.0	1,760 (+11%)	3mo	$379,500	$216	54
9237 Caymus Dr	0.51mi	3/2.0	1,760 (+11%)	5mo	$386,750	$220	54
9074 Caymus Dr	0.57mi	3/2.0	1,760 (+11%)	2mo	$395,850	$225	53
9115 Caymus Dr	0.57mi	3/2.0	1,760 (+11%)	2mo	$415,850	$236	53
23988 Songbird Dr	0.47mi	4/2.0 (+1)	1,768 (+12%)	2mo	$327,000	$185	52
9099 Caymus Dr	0.58mi	3/2.0	1,760 (+11%)	3mo	$388,600	$221	52
23951 Dominus Dr	0.61mi	3/2.0	1,760 (+11%)	3mo	$374,750	$213	50

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-56,248
• Equity at exit: $42,494

10-year hold

• IRR: -16.5%
• Equity multiple: 0.13×
• Total profit: $-69,379
• Equity at exit: $24,642

Cash invested: $79,800 (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: 600
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$119
• HOA: −$60
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-115

Break-even live

Break-even rent $2,222

Max offer price $264,682

Occupancy floor —

Sensitivity live

Price	-10% $46	-5% $-34	+0% $-115	+5% $-196	+10% $-276
Rent	-10% $-279	-5% $-197	+0% $-115	+5% $-33	+10% $49
Rate	-1.0pp $29	-0.5pp $-43	base $-115	+0.5pp $-189	+1.0pp $-264

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22351 Shadowridge Dr Fairhope, AL	3.0	2.0	1625	$2,200	$1.35	23d	1	0.04mi
23351 Shadowridge Dr Daphne, AL	3.0	2.0	1641	$1,975	$1.20	15d	1	0.07mi
23162 Shadowridge Dr Fairhope, AL	4.0	2.0	1787	$1,950	$1.09	45d	1	0.10mi
23294 Shadowridge Dr Daphne, AL	4.0	2.0	1830	$2,150	$1.17	23d	1	0.17mi
23234 Shadowridge Dr Daphne, AL	4.0	2.0	1787	$2,000	$1.12	45d	1	0.19mi
23903 Dominus Dr Daphne, AL	4.0	2.0	1913	$2,395	$1.25	15d	1	0.55mi
24490 Kipling Ct Daphne, AL	3.0	2.0	1641	$2,000	$1.22	15d	1	1.16mi
24722 Slater Mill Rd Daphne, AL	3.0	2.0	1714	$2,100	$1.23	45d	1	1.26mi
10641 Northern Dancer Ct Daphne, AL	4.0	2.0	1791	$2,200	$1.23	46d	1	1.37mi
10685 Northern Dancer Ct Daphne, AL	4.0	2.0	2031	$2,245	$1.11	45d	1	1.43mi
23982 Citation Loop Daphne, AL	4.0	2.0	1787	$2,350	$1.32	23d	1	1.44mi
10449 Ruffian Rte Daphne, AL	4.0	2.0	1791	$2,200	$1.23	45d	1	1.44mi
10703 Northern Dancer Ct Daphne, AL	4.0	2.0	1791	$2,195	$1.23	45d	1	1.46mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 8 events

1. 2026-05-06
   listed $285,000 1327-char remark
2. 2026-05-06
   historical 1327-char remark
3. 2026-03-27
   listed $285,000 Active
4. 2026-01-22
   price $304,900
5. 2025-10-31
   listed $315,000 Active
6. 2022-02-01
   soldstatus $271,932 Closed
7. 2021-12-03
   historical
8. 2021-10-10
   listed $270,282

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$187/yr (+$16/mo · 19.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,913
• − Mortgage interest: −$15,964
• − Property taxes: −$982
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − HOA: −$720
• − Depreciation: −$8,291
• Taxable loss: −$6,455
• Est. tax savings @ 24.0%: +$1,549
• After-tax cash flow: $169/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

+3.6% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) $280,000 BCAR
• 2026-05-06 Listed $285,000 BCAR
• 2026-05-06 Delisted — BCAR
• 2026-03-27 Listed $285,000 BCAR
• 2026-01-22 Price Changed $304,900 BCAR
• 2025-10-31 Listed $315,000 BCAR
• 2022-02-01 Sold (MLS) $271,932 BCAR
• 2021-12-03 Delisted — BCAR
• 2021-10-10 Listed $270,282 BCAR

Property tax history

+79.5%/yr

Latest (2025): $982 · +0.0% YoY. Source: county tax records.