8352 Preakness Ct · Daphne, AL 36526

$299,000

3 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 65 Days on market

Built 2006 0.51 ac lot $170/sqft · 18% below area Est $366k · 18% under $20/mo HOA · 1% 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 +15.0/15.0
• Cash flow +11.6/30.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away at the end of a cul-de-sac, this home offers privacy and limited traffic. The lot is a good bit larger than the rest and borders wooded greenspace that will not be developed. Inside, the home features a comfortable floor plan with a large great room in the center, a well appointed kitchen, separate laundry room, and two car attached garage. A generous primary bedroom has an ensuite primary bathroom that features a double vanity, separate tub and shower and ample closet space. Come take a look at this marvelous home and let's find a way to make it yours. Buyer to verify all information during due diligence.

Key facts

• Privacy
• Laundry room
• Wooded greenspace

Tags

• CUL-DE-SAC
• PRIVACY
• WOODED GREENSPACE
• GREAT ROOM
• WELL APPOINTED KITCHEN
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.1% below list).
• Recommended offer: $230k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: Rents rising (+1.7%/yr); 590 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 31% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 65 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $229,885 (23.1% 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 65 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.77% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (median comp): $365,876
• List price: $299,000
• Delta: -18.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27699 French Settlement Dr	0.40mi	3/2.0	1,822 (+4%)	0mo	$405,000	$222	75
144 Greenwood Dr	0.57mi	3/3.0	1,763 (+0%)	9mo	$259,000	$147	61
8651 Rosedown Ln	0.33mi	4/2.5 (+1)	1,903 (+8%)	8mo	$315,000	$166	57
27709 French Settlement Dr	0.40mi	3/2.0	1,994 (+14%)	4mo	$407,900	$205	55
27458 Elise Ct	0.75mi	4/2.0 (+1)	1,755 (+0%)	10mo	$306,900	$175	51
7730 Kari Ln	0.75mi	3/2.0	1,599 (-9%)	0mo	$310,000	$194	50
27326 Lashay Dr	0.70mi	4/2.0 (+1)	1,872 (+7%)	2mo	$302,000	$161	50
7743 Avery Ln	0.74mi	3/2.0	1,615 (-8%)	6mo	$250,000	$155	47
209 Montclair Loop	0.70mi	3/2.0	1,922 (+10%)	9mo	$235,000	$122	44
367 Ridgewood Dr	0.72mi	3/2.0	1,588 (-10%)	8mo	$215,000	$135	44
123 Creekside Dr	0.69mi	3/2.0	1,516 (-14%)	4mo	$180,000	$119	42
27296 Lashay Dr	0.71mi	3/2.0	1,545 (-12%)	9mo	$307,000	$199	39

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-57,436
• Equity at exit: $44,582

10-year hold

• IRR: -15.6%
• Equity multiple: 0.17×
• Total profit: $-69,680
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$125
• HOA: −$20
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-94

Break-even live

Break-even rent $2,418

Max offer price $282,359

Occupancy floor 99%

Sensitivity live

Price	-10% $75	-5% $-10	+0% $-94	+5% $-179	+10% $-263
Rent	-10% $-276	-5% $-185	+0% $-94	+5% $-3	+10% $87
Rate	-1.0pp $56	-0.5pp $-18	base $-94	+0.5pp $-172	+1.0pp $-251

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: $74,750
• Closing costs: $8,970
• 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	14d	1	0.37mi
27035 Allenbrook Ct Daphne, AL	4.0	3.0	2335	$2,795	$1.20	14d	1	0.42mi
9090 Pleasant Rd Daphne, AL	4.0	3.0	2432	$2,795	$1.15	21d	1	0.91mi
108 Cherry Cir Daphne, AL	4.0	2.0	1476	$2,200	$1.49	44d	1	1.10mi
233 Ridgewood Dr Daphne, AL	3.0	2.0	1922	$1,750	$0.91	44d	1	1.14mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	21d	1	1.21mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	44d	1	1.21mi
9549 Autauga Bnd Daphne, AL	4.0	3.0	2289	$2,895	$1.26	44d	1	1.34mi
8964 Rand Ave Daphne, AL	1.0–3.0	1.0–2.0	1183	$2,168	$1.83	14d	27	1.48mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 36 events

1. 2026-06-19
   days on market $299,000 Active 65 DOM
2. 2026-06-18
   days on market $299,000 Active 64 DOM
3. 2026-06-17
   days on market $299,000 Active 63 DOM
4. 2026-06-16
   days on market $299,000 Active 62 DOM
5. 2026-06-15
   days on market $299,000 Active 61 DOM
6. 2026-06-14
   days on market $299,000 Active 59 DOM
7. 2026-06-13
   days on market $299,000 Active 58 DOM
8. 2026-06-10
   days on market $299,000 Active 56 DOM
9. 2026-06-09
   days on market $299,000 Active 55 DOM
10. 2026-06-08
    days on market $299,000 Active 54 DOM
11. 2026-06-07
    days on market $299,000 Active 53 DOM
12. 2026-06-05
    days on market $299,000 Active 50 DOM
13. 2026-06-03
    days on market $299,000 Active 49 DOM
14. 2026-06-02
    days on market $299,000 Active 48 DOM
15. 2026-06-01
    days on market $299,000 Active 47 DOM
16. 2026-05-31
    days on market $299,000 Active 46 DOM
17. 2026-05-30
    days on market $299,000 Active 45 DOM
18. 2026-04-15
    listed $299,000 Active 625-char remark

    Show marketing remark (625 chars)

    Tucked away at the end of a cul-de-sac, this home offers privacy and limited traffic. The lot is a good bit larger than the rest and borders wooded greenspace that will not be developed. Inside, the home features a comfortable floor plan with a large great room in the center, a well appointed kitchen, separate laundry room, and two car attached garage. A generous primary bedroom has an ensuite primary bathroom that features a double vanity, separate tub and shower and ample closet space. Come take a look at this marvelous home and let's find a way to make it yours. Buyer to verify all information during due diligence.

19. 2026-04-15
    listed $299,000 Active 625-char remark

    Show marketing remark (625 chars)

    Tucked away at the end of a cul-de-sac, this home offers privacy and limited traffic. The lot is a good bit larger than the rest and borders wooded greenspace that will not be developed. Inside, the home features a comfortable floor plan with a large great room in the center, a well appointed kitchen, separate laundry room, and two car attached garage. A generous primary bedroom has an ensuite primary bathroom that features a double vanity, separate tub and shower and ample closet space. Come take a look at this marvelous home and let's find a way to make it yours. Buyer to verify all information during due diligence.

20. 2025-11-22
    listed $1,850
21. 2025-11-16
    price $1,850
22. 2025-10-10
    price $1,900
23. 2025-09-06
    listed $2,000
24. 2025-09-05
    historical $2,000
25. 2025-09-05
    listed $2,000
26. 2025-08-29
    price $284,000
27. 2025-08-29
    price $284,000
28. 2025-08-13
    price $294,000
29. 2025-08-13
    price $294,000
30. 2025-06-18
    price $299,000
31. 2025-06-18
    price $299,000
32. 2025-06-05
    price $307,000
33. 2025-06-05
    price $307,000
34. 2025-05-10
    listed $312,500 Active
35. 2024-10-03
    historical $2,000
36. 2024-09-06
    listed $2,000

ⓘ 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: $2,373 · $198/mo
• Projected year-2 tax: $2,373 · $198/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 3/10 Moderate
• 🌡 Heat 9/10 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: $27,586
• − Mortgage interest: −$16,749
• − Property taxes: −$2,373
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$240
• − Depreciation: −$8,698
• Taxable loss: −$6,382
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $401/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

+14850.0% since first listed

19 events — show timeline

• 2026-04-15 Listed $299,000 GCMLS AL
• 2026-04-15 Listed $299,000 BCAR
• 2025-11-22 Listed for Rent $1,850 BCAR
• 2025-11-16 Price Changed $1,850 APPFOLIO
• 2025-10-10 Price Changed $1,900 APPFOLIO
• 2025-09-06 Listed for Rent $2,000 APPFOLIO
• 2025-09-05 Rental Removed $2,000 SHOWMOJO
• 2025-09-05 Listed for Rent $2,000 SHOWMOJO
• 2025-08-29 Price Changed $284,000 GCMLS AL
• 2025-08-29 Price Changed $284,000 BCAR
• 2025-08-13 Price Changed $294,000 GCMLS AL
• 2025-08-13 Price Changed $294,000 BCAR
• 2025-06-18 Price Changed $299,000 GCMLS AL
• 2025-06-18 Price Changed $299,000 BCAR
• 2025-06-05 Price Changed $307,000 GCMLS AL
• 2025-06-05 Price Changed $307,000 BCAR
• 2025-05-10 Listed $312,500 BCAR
• 2024-10-03 Rental Removed $2,000 APPFOLIO
• 2024-09-06 Listed for Rent $2,000 APPFOLIO

Property tax history

+5.8%/yr

Latest (2025): $2,373 · +3.7% YoY. Source: county tax records.