309 Peachtree Ave · Foley, AL 36535

$299,000

4 bd · 4.0 ba · 1,890 sqft · MultiFamily public records · 5 Days on market

Built 1998 0.33 ac lot $158/sqft · at area comps Est $312k · at est.

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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 +25.4/30.0
• ARV discount +9.3/15.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investment opportunity! This well-maintained one-level brick duplex offers two spacious units, each featuring 2 bedrooms and 2 full baths. Both sides of this duplex are being sold- 309 and 311 for one price. Rent both sides or live in one side and rent the other. Total bedrooms are 4 and total bathrooms are 4. Square feet per side is 910 for a total of 1820 square feet. One bedroom in each unit includes a private ensuite bath. Interior features include granite countertops in both kitchens and bathrooms, no carpet throughout, walk-in closets in all bedrooms, and laundry hookups in each unit. Both sides also offer private outdoor storage areas. Metal roof replaced in 2021. Clean and rent-ready with a convenient location close to town, hospitals, shopping, and everyday amenities. Excellent opportunity for investors seeking a low-maintenance income-producing property. Buyer to verify all information during due diligence.

Key facts

• 0.33 acre lot
• 4 parking spots
• Built 1998

Property features AI

Finance

• Other: Ownership: whole/full
• HOA & community: No transfer fees; No community amenities listed

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer; Electric power
• Home design: Duplex; Attached property; One story; Resale condition; Zoned for 2+ family residence
• Construction: Brick and wood-frame construction; Pillar/post/pier foundation; Composition roof; Building area reported as 1,890 sq ft (agent measured)
• Exterior features: Partial fencing; Front porch; Exterior storage structure; Less than 1 acre lot; No waterfront

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Electric water heater; Kitchen approximately 13 x 10
• Bedrooms: Primary bedroom with attached bath on the main/first floor (approx. 12 x 14); Second bedroom approximately 11 x 11
• Bathrooms: Four full bathrooms
• Heating & cooling: Electric heating; Ceiling fans for cooling
• Interior features: Ceiling fans; Split bedroom floor plan; No fireplace; Unfurnished
• Laundry & utility: Laundry on main level (inside); Utility room about 6 x 5

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive. Per door: $346/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 9.1% vs local median 4.0% in Foley — 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 61/100 on livability (#241 in AL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B; Watch: employment 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: Foley Elementary School (math 22% / reading 44%, grade F, #323 of 627 statewide, top 52%, 992 students, 76% FRL); Foley Middle School (math 11% / reading 36%, grade F, #172 of 257 statewide, top 68%, 783 students, 82% FRL); Foley High School (math 24% / reading 25%, grade F, #118 of 305 statewide, top 45%, 1,578 students, 75% FRL) — zoned schools average 78% FRL vs 38% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 45% district-wide (-18 pts) — the specific schools serving this property underperform the Baldwin County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 883 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• At $3,209/mo this rent would consume 58% of the median local household income ($67k/yr) (locally 803% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $250k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $299,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (median comp): $311,670
• List price: $299,000
• Delta: -4.07%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1791 N Pine St	0.03mi	4/4.0	1,904 (+1%)	13mo	$305,000	$160	87

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-8,325
• Equity at exit: $44,582

10-year hold

• IRR: 5.7%
• Equity multiple: 1.40×
• Total profit: $33,850
• 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 36535

• Home prices YoY: -24.9%
• Rents YoY: 1.8%
• Active inventory: 883
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $3,209 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$152 /mo · $1,818/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $691

Break-even live

Break-even rent $2,334

Max offer price $299,000

Occupancy floor 73%

Sensitivity live

Price	-10% $860	-5% $776	+0% $691	+5% $606	+10% $522
Rent	-10% $438	-5% $564	+0% $691	+5% $818	+10% $945
Rate	-1.0pp $842	-0.5pp $767	base $691	+0.5pp $614	+1.0pp $535

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,208
Total (2 units)			$3,209

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1924 N Pine St Foley, AL	3.0	2.0	1630	$1,600	$0.98	22d	1	0.11mi
1701 Woodbridge Cir E Foley, AL	3.0	2.0	1622	$2,000	$1.23	14d	1	0.16mi
1481 Majesty Loop Foley, AL	4.0	2.0	1820	$2,200	$1.21	14d	1	0.70mi
1487 Majesty Loop Foley, AL	4.0	2.0	1820	$2,200	$1.21	14d	1	0.71mi
14746 Dayton Cir Foley, AL	4.0	2.0	1800	$2,300	$1.28	45d	1	0.89mi
14654 Dayton Cir Foley, AL	4.0	2.0	1791	$2,300	$1.28	22d	1	0.89mi
14843 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	14d	1	0.97mi
14836 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	22d	1	0.98mi
931 Gibson Ct Foley, AL	3.0	2.0	1648	$2,000	$1.21	14d	1	0.98mi
216 W Rose Ave Foley, AL	4.0	2.0	2000	$2,200	$1.10	45d	1	1.32mi
525 W Rose Ave Unit Na Foley, AL	4.0	2.0	1692	$1,800	$1.06	45d	1	1.44mi
527 W Rose Ave Foley, AL	4.0	2.0	1700	$1,850	$1.09	45d	1	1.44mi
1802 Cashew Cir Foley, AL	2.0–5.0	2.0–2.5	1702	$2,318	$1.36	45d	1	1.44mi
825 Ginger Lee St Foley, AL	4.0	2.0	1848	$1,995	$1.08	45d	1	1.45mi
15293 Troon Dr Foley, AL	3.0	2.0	1560	$2,600	$1.67	14d	1	1.48mi

Listing history 7 events

1. 2026-05-15
   historical $299,000 961-char remark

   Show marketing remark (930 chars)

   Investment opportunity! This well-maintained one-level brick duplex offers two spacious units, each featuring 2 bedrooms and 2 full baths. Both sides of this duplex are being sold- 309 and 311 for one price. Rent both sides or live in one side and rent the other. Total bedrooms are 4 and total bathrooms are 4. Square feet per side is 910 for a total of 1820 square feet. One bedroom in each unit includes a private ensuite bath. Interior features include granite countertops in both kitchens and bathrooms, no carpet throughout, walk-in closets in all bedrooms, and laundry hookups in each unit. Both sides also offer private outdoor storage areas. Metal roof replaced in 2021. Clean and rent-ready with a convenient location close to town, hospitals, shopping, and everyday amenities. Excellent opportunity for investors seeking a low-maintenance income-producing property. Buyer to verify all information during due diligence.

2. 2026-05-07
   historical $299,000 961-char remark
3. 2023-04-26
   soldstatus $250,000
4. 2022-07-08
   soldstatus $228,000
5. 2021-07-01
   listed $240,000
6. 2015-07-01
   soldstatus $540,000
7. 2001-05-08
   soldstatus $183,000

ⓘ 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: $1,818 · $152/mo
• Projected year-2 tax: $1,818 · $152/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 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,508
• − Mortgage interest: −$16,749
• − Property taxes: −$1,818
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,081
• − Management: −$3,081
• − Depreciation: −$8,698
• Taxable income: $3,587
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $7,431/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 — Foley

• Score: 61/100
• State rank: #241
• US rank: #17616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foley, AL
• County: Baldwin County · 181,514 people
• City population: 40,628
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 40,628
• Household income: $66,714
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 803.0

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% Hispanic / Latino 10% Two or more races 8% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▼ -86.82%
• Current HPI: 262.2796
• Rent YoY: ▲ 1.81%
• 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

+63.4% since first listed

11 events — show timeline

• 2026-05-27 Pending — BCAR
• 2026-05-27 Pending — GCMLS AL
• 2026-05-22 Listed $299,000 GCMLS AL
• 2026-05-22 Listed $299,000 BCAR
• 2026-05-15 Coming Soon $299,000 GCMLS AL
• 2026-05-07 Coming Soon $299,000 BCAR
• 2023-04-26 Sold (Public Records) $250,000 Public Records
• 2022-07-08 Sold (Public Records) $228,000 Public Records
• 2021-07-01 Listed $240,000 BCAR
• 2015-07-01 Sold (Public Records) $540,000 Public Records
• 2001-05-08 Sold (Public Records) $183,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,818 · +1.7% YoY. Source: county tax records.