181 Montclair Loop · Daphne, AL 36526

$175,000

3 bd · 1.5 ba · 1,402 sqft · SingleFamily public records · 1 Days on market

Built 1993 0.27 ac lot Est $233k · 25% under $70/mo HOA · 3% of rent

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.0/10.0
• 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

OPEN HOUSE OPENING DAY! APRIL 15TH 3PM TIL 6PM - Home to be active on 4/15/26. Located in the Lake Forest subdivision, this home offers both convenience and value. Enjoy quick access to I-10, making commuting to Mobile or Pensacola a breeze, along with nearby shopping and dining options. Major updates have already been taken care of, including a new HVAC system in 2020 and a roof that is only 10 years old. The kitchen features a 3-year-old Bosch dishwasher and a 3-year-old induction range. While the home does need some repairs, the big-ticket items are already addressed—making this an opportunity for buyers looking to add their personal touch and update to match their style and vision

Key facts

• 0.27 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly association fee of $70; Transfer fees apply; Neighborhood amenities include clubhouse, outdoor pool, tennis courts, and golf

Exterior

• Parking: Attached 2-car parking
• Utilities: Daphne Utilities; Riviera Utilities; Baldwin County sewer service
• Home design: One-and-a-half story home; Resale property; Whole/Full ownership; No waterfront
• Construction: Vinyl siding; Wood frame construction; Composition roof; Slab foundation; Built area: 1,402 (assessor)
• Exterior features: Rear porch; Community pool

Interior

• Kitchen: Dishwasher; Convection oven; Microwave
• Bedrooms: Primary bedroom with attached bath (first floor / lower level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with double vanity
• Heating & cooling: Heat pump (heating present)
• Interior features: Ceiling fans; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.9% 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 Elementary School (math 37% / reading 57%, grade D-, #142 of 627 statewide, top 25%, 693 students, 53% 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).
• Market conditions: Rents rising (+1.7%/yr); 590 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $175,000

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. 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: 1.20% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $232,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Montclair Loop	0.00mi	3/2.5	1,402 (0%)	1mo	$196,500	$140	96
209 Maplewood Loop	0.20mi	3/2.0	1,435 (+2%)	3mo	$255,000	$178	83
159 Montclair Loop	0.16mi	3/2.0	1,352 (-4%)	4mo	$210,000	$155	82
149 Montclair Loop	0.19mi	3/2.5	1,478 (+5%)	4mo	$256,880	$174	75
168 Greenwood Dr	0.31mi	3/2.0	1,477 (+5%)	3mo	$259,000	$175	72
120 Meadow Wood Loop	0.47mi	3/2.0	1,396 (-0%)	4mo	$235,000	$168	72
133 Dunbar Loop	0.45mi	3/2.0	1,439 (+3%)	4mo	$225,000	$156	69
100 Maplewood Loop	0.17mi	3/2.0	1,580 (+13%)	5mo	$195,000	$123	65
123 Creekside Dr	0.37mi	3/2.0	1,516 (+8%)	4mo	$180,000	$119	64
116 Greenwood Dr	0.54mi	3/2.0	1,444 (+3%)	5mo	$270,000	$187	63
125 Dunbar Loop	0.47mi	3/2.0	1,556 (+11%)	3mo	$258,000	$166	55
136 Donna Cir	0.67mi	3/2.0	1,563 (+12%)	5mo	$255,000	$163	43

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: 1.2%
• Equity multiple: 1.04×
• Total profit: $2,190
• Equity at exit: $26,093

10-year hold

• IRR: 9.5%
• Equity multiple: 1.69×
• Total profit: $33,959
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,103 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$73
• HOA: −$70
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $522

Break-even live

Break-even rent $1,443

Max offer price $175,000

Occupancy floor 70%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Cherry Cir Daphne, AL	4.0	2.0	1476	$2,200	$1.49	43d	1	0.38mi
28003 State Highway 181 Daphne, AL	1.0–2.0	1.0–2.0	833	$1,755	$2.11	13d	26	1.43mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 3 events

1. 2026-04-16
   status Pending
2. 2026-04-15
   listed $175,000 Active
3. 2026-03-31
   historical $175,000

ⓘ 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: $949 · $79/mo
• Projected year-2 tax: $949 · $79/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $25,239
• − Mortgage interest: −$9,803
• − Property taxes: −$949
• − Insurance: −$875
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − HOA: −$840
• − Depreciation: −$5,091
• Taxable income: $3,642
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $5,387/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

+0.0% since first listed

3 events — show timeline

• 2026-04-16 Pending — BCAR
• 2026-04-15 Listed $175,000 BCAR
• 2026-03-31 Coming Soon $175,000 BCAR

Property tax history

+6.9%/yr

Latest (2025): $949 · -41.9% YoY. Source: county tax records.