7447 Coppin Dr · Foley, AL 36535

$275,000

3 bd · 2.0 ba · 1,615 sqft · SingleFamily public records · 187 Days on market

Built 2021 6,621 sqft lot $170/sqft · 17% below area Est $333k · 17% under $44/mo HOA · 2% 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 +14.5/30.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER OFFERING $5,000.00 CREDIT WITH ACCEPTABLE OFFER for closing costs, rate buy down, etc. Use it your way! Welcome to this beautifully maintained Gold Fortified 3-bedroom, 2-bath home in Foley, AL, built in 2021. Designed with a desirable split floor plan, this home offers an open-concept kitchen, living, and dining area, perfect for both everyday living and entertaining. The kitchen features stainless steel appliances, ample cabinetry, and a large island with breakfast bar seating. The spacious primary suite includes a walk-in closet, dual vanities, a 5' walk-in shower, and a relaxing soaking tub. Kensington Place allows short term rentals, making this a great investment opportunity or primary home! Conveniently located near Foley’s popular dining, shopping, and entertainment options, with quick and easy access to the Gulf beaches, this home combines modern comfort with an unbeatable location. Buyer to verify all information during due diligence.

Key facts

• Open-concept kitchen
• Walk-in closet
• Split floor plan

Tags

• GOLD FORTIFIED
• SPLIT FLOOR PLAN
• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $60 ($714/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (19.9% below list).
• Recommended offer: $220k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: schools D+, employment D+, amenities 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 (+1.8%/yr); 883 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 40% of the median local income ($67k/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 $8k 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 187 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $228k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $220,383 (19.9% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (median comp): $333,068
• List price: $275,000
• Delta: -17.43%
• 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
19318 Maple Crest Loop	0.36mi	4/2.0 (+1)	1,602 (-1%)	3mo	$305,990	$191	75
7468 Coppin Dr	0.06mi	4/2.0 (+1)	1,768 (+10%)	3mo	$315,000	$178	74
19121 Maple Crest Loop	0.30mi	3/2.0	1,744 (+8%)	2mo	$294,990	$169	71
7417 Brompton Dr	0.19mi	4/2.0 (+1)	1,768 (+10%)	1mo	$290,000	$164	70
7429 Brompton Dr	0.18mi	4/2.0 (+1)	1,768 (+10%)	1mo	$285,000	$161	70
7768 Simmons Dr	0.62mi	3/2.0	1,624 (+1%)	2mo	$245,000	$151	69
19412 Maple Crest Loop	0.27mi	4/2.0 (+1)	1,845 (+14%)	1mo	$316,490	$172	58
19114 Maple Crest Loop	0.28mi	4/2.0 (+1)	1,845 (+14%)	2mo	$306,699	$166	56
7464 Fairmont Dr	0.60mi	3/2.0	1,812 (+12%)	2mo	$383,000	$211	50
7332 Raintree Ln	0.73mi	3/2.0	1,777 (+10%)	1mo	$310,000	$174	48
7009 Stone Chase Ln	0.62mi	3/2.0	1,847 (+14%)	4mo	$379,000	$205	44
6789 Mighty Oaks Dr	0.68mi	3/2.0	1,839 (+14%)	2mo	$320,000	$174	44

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-43,480
• Equity at exit: $41,003

10-year hold

• IRR: -9.8%
• Equity multiple: 0.43×
• Total profit: $-43,839
• Equity at exit: $23,777

Cash invested: $77,000 (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 36535

• Home prices YoY: -24.9%
• Rents YoY: 1.8%
• Active inventory: 883
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$115
• HOA: −$44
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $60

Break-even live

Break-even rent $2,128

Max offer price $275,000

Occupancy floor 92%

Sensitivity live

Price	-10% $215	-5% $137	+0% $60	+5% $-18	+10% $-96
Rent	-10% $-115	-5% $-28	+0% $60	+5% $147	+10% $234
Rate	-1.0pp $198	-0.5pp $129	base $60	+0.5pp $-12	+1.0pp $-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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Fulham Ln Foley, AL	4.0	2.0	1787	$2,100	$1.18	14d	1	0.08mi
212 Burnston Way Foley, AL	4.0	2.0	1768	$2,175	$1.23	45d	1	0.09mi
20215 Edison Ave Foley, AL	1.0–3.0	1.0–2.0	1008	$1,950	$1.93	14d	53	0.52mi
8088 Carmel Cir Foley, AL	3.0	2.0	1693	$2,300	$1.36	14d	1	0.73mi
263 Preston Way Gulf Shores, AL	4.0	2.0	1787	$2,400	$1.34	14d	1	0.82mi
392 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	22d	1	1.03mi
452 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	22d	1	1.03mi
417 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,500	$1.36	14d	1	1.03mi
425 Raley Farms Dr Gulf Shores, AL	4.0	2.5	2250	$2,600	$1.16	22d	1	1.14mi
4962 Thorp Way Gulf Shores, AL	1.0–3.0	1.0–2.5	1170	$2,477	$2.12	22d	45	1.47mi
21150 Coastal Gateway Blvd Gulf Shores, AL	3.0	2.5	1516	$1,699	$1.12	22d	1	1.47mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 23 events

1. 2026-06-21
   days on market $275,000 Active 187 DOM
2. 2026-06-19
   days on market $275,000 Active 185 DOM
3. 2026-06-18
   days on market $275,000 Active 184 DOM
4. 2026-06-17
   days on market $275,000 Active 183 DOM
5. 2026-06-16
   days on market $275,000 Active 182 DOM
6. 2026-06-15
   days on market $275,000 Active 181 DOM
7. 2026-06-14
   days on market $275,000 Active 179 DOM
8. 2026-06-13
   days on market $275,000 Active 178 DOM
9. 2026-06-10
   days on market $275,000 Active 176 DOM
10. 2026-06-09
    days on market $275,000 Active 175 DOM
11. 2026-06-08
    days on market $275,000 Active 174 DOM
12. 2026-06-07
    days on market $275,000 Active 173 DOM
13. 2026-06-03
    days on market $275,000 Active 169 DOM
14. 2026-06-02
    days on market $275,000 Active 168 DOM
15. 2026-06-01
    days on market $275,000 Active 167 DOM
16. 2026-05-31
    days on market $275,000 Active 166 DOM
17. 2026-05-30
    pricedays on market $275,000 Active 165 DOM
18. 2026-04-30
    price $290,000 971-char remark

    Show marketing remark (971 chars)

    SELLER OFFERING $5,000.00 CREDIT WITH ACCEPTABLE OFFER for closing costs, rate buy down, etc. Use it your way! Welcome to this beautifully maintained Gold Fortified 3-bedroom, 2-bath home in Foley, AL, built in 2021. Designed with a desirable split floor plan, this home offers an open-concept kitchen, living, and dining area, perfect for both everyday living and entertaining. The kitchen features stainless steel appliances, ample cabinetry, and a large island with breakfast bar seating. The spacious primary suite includes a walk-in closet, dual vanities, a 5' walk-in shower, and a relaxing soaking tub. Kensington Place allows short term rentals, making this a great investment opportunity or primary home! Conveniently located near Foley’s popular dining, shopping, and entertainment options, with quick and easy access to the Gulf beaches, this home combines modern comfort with an unbeatable location. Buyer to verify all information during due diligence.

19. 2026-03-13
    price $299,000 971-char remark

    Show marketing remark (971 chars)

    SELLER OFFERING $5,000.00 CREDIT WITH ACCEPTABLE OFFER for closing costs, rate buy down, etc. Use it your way! Welcome to this beautifully maintained Gold Fortified 3-bedroom, 2-bath home in Foley, AL, built in 2021. Designed with a desirable split floor plan, this home offers an open-concept kitchen, living, and dining area, perfect for both everyday living and entertaining. The kitchen features stainless steel appliances, ample cabinetry, and a large island with breakfast bar seating. The spacious primary suite includes a walk-in closet, dual vanities, a 5' walk-in shower, and a relaxing soaking tub. Kensington Place allows short term rentals, making this a great investment opportunity or primary home! Conveniently located near Foley’s popular dining, shopping, and entertainment options, with quick and easy access to the Gulf beaches, this home combines modern comfort with an unbeatable location. Buyer to verify all information during due diligence.

20. 2026-01-15
    price $300,000 971-char remark

    Show marketing remark (971 chars)

    SELLER OFFERING $5,000.00 CREDIT WITH ACCEPTABLE OFFER for closing costs, rate buy down, etc. Use it your way! Welcome to this beautifully maintained Gold Fortified 3-bedroom, 2-bath home in Foley, AL, built in 2021. Designed with a desirable split floor plan, this home offers an open-concept kitchen, living, and dining area, perfect for both everyday living and entertaining. The kitchen features stainless steel appliances, ample cabinetry, and a large island with breakfast bar seating. The spacious primary suite includes a walk-in closet, dual vanities, a 5' walk-in shower, and a relaxing soaking tub. Kensington Place allows short term rentals, making this a great investment opportunity or primary home! Conveniently located near Foley’s popular dining, shopping, and entertainment options, with quick and easy access to the Gulf beaches, this home combines modern comfort with an unbeatable location. Buyer to verify all information during due diligence.

21. 2025-12-16
    listed $310,000 Active 971-char remark

    Show marketing remark (971 chars)

    SELLER OFFERING $5,000.00 CREDIT WITH ACCEPTABLE OFFER for closing costs, rate buy down, etc. Use it your way! Welcome to this beautifully maintained Gold Fortified 3-bedroom, 2-bath home in Foley, AL, built in 2021. Designed with a desirable split floor plan, this home offers an open-concept kitchen, living, and dining area, perfect for both everyday living and entertaining. The kitchen features stainless steel appliances, ample cabinetry, and a large island with breakfast bar seating. The spacious primary suite includes a walk-in closet, dual vanities, a 5' walk-in shower, and a relaxing soaking tub. Kensington Place allows short term rentals, making this a great investment opportunity or primary home! Conveniently located near Foley’s popular dining, shopping, and entertainment options, with quick and easy access to the Gulf beaches, this home combines modern comfort with an unbeatable location. Buyer to verify all information during due diligence.

22. 2021-03-19
    soldstatus $227,525 943-char remark

    Show marketing remark (943 chars)

    As you enter the ARIA A , the foyer leads to the fabulous open kitchen featuring a large pantry and island with an overhang that overlooks the family room. The bedroom suite has a roomy attached bathroom, double bowl vanity, 5’ shower, soaking tub, and large walk-in closet. The second and third bedrooms are to the front of the home, on either side of the second full bath. Multiple closets to store all your accessories, laundry room. Kensington Place sits in a quaint wooded area in the heart of everything Foley has to offer, from shopping, restaurants and, entertainment to quick access to the beautiful beaches of Gulf Shores. Photos and pictures are of similar home. Home is under construction. Estimated completion date is March 2021 The home will be built to Gold FORTIFIED HomeTM Certification, which may save the buyer on their homeowner's insurance. The home will also include a Home is Connected (SM) Smart Home Package. *

23. 2020-10-23
    listed $227,525 943-char remark

    Show marketing remark (943 chars)

    As you enter the ARIA A , the foyer leads to the fabulous open kitchen featuring a large pantry and island with an overhang that overlooks the family room. The bedroom suite has a roomy attached bathroom, double bowl vanity, 5’ shower, soaking tub, and large walk-in closet. The second and third bedrooms are to the front of the home, on either side of the second full bath. Multiple closets to store all your accessories, laundry room. Kensington Place sits in a quaint wooded area in the heart of everything Foley has to offer, from shopping, restaurants and, entertainment to quick access to the beautiful beaches of Gulf Shores. Photos and pictures are of similar home. Home is under construction. Estimated completion date is March 2021 The home will be built to Gold FORTIFIED HomeTM Certification, which may save the buyer on their homeowner's insurance. The home will also include a Home is Connected (SM) Smart Home Package. *

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$158/yr (+$13/mo · 16.3%)

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

Taxation est. · year 1

• Rental income: $26,446
• − Mortgage interest: −$15,404
• − Property taxes: −$969
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − HOA: −$528
• − Depreciation: −$8,000
• Taxable loss: −$4,062
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $1,689/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

+27.5% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $290,000 BCAR
• 2026-03-13 Price Changed $299,000 BCAR
• 2026-01-15 Price Changed $300,000 BCAR
• 2025-12-16 Listed $310,000 BCAR
• 2021-03-19 Sold (MLS) $227,525 BCAR
• 2020-10-23 Listed $227,525 BCAR

Property tax history

+64.6%/yr

Latest (2025): $969 · +15.4% YoY. Source: county tax records.