27461 Elise Ct · Daphne, AL 36526

$289,000

3 bd · 2.0 ba · 1,769 sqft · SingleFamily public records · 77 Days on market

Built 2019 8,929 sqft lot $163/sqft · 6% below area Est $309k · 6% under $22/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).

• Cash flow +11.5/30.0
• ARV discount +10.4/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to the newest listing in Daphne! Built in 2019, this low-maintenance home offers a fantastic location and a functional, open layout perfect for everyday living and entertaining. As you enter, you’re greeted by a welcoming foyer that flows into a bright and spacious living room featuring vinyl flooring and a trey ceiling. The living room opens seamlessly into the eat-in kitchen, which offers ample cabinet and countertop space along with convenient bar seating. Just off the kitchen, you’ll find a formal dining area—great space for entertaining. The primary suite is privately located off the living room and features a trey ceiling, spacious layout, and an en-suite bathroom with double vanities, a walk-in shower, and a large walk-in closet. Two additional bedrooms and a full bathroom provide plenty of space. Step outside to your fully fenced, oversized backyard complete with a covered deck—the perfect place to relax and start or end your day. Don’t walk… RUN to schedule your showing today! Buyer to verify all information during due diligence.

Key facts

• Vinyl flooring
• Open layout
• Trey ceiling

Tags

• OPEN LAYOUT
• VINYL FLOORING
• TREY CEILING
• AMPLE CABINET SPACE
• BAR SEATING
• FORMAL DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (26.2% below list).
• Recommended offer: $213k (26.2% 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.
• 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); 601 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 77 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $216k; 34% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,188 (26.2% 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. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (median comp): $309,033
• List price: $289,000
• Delta: -6.48%
• 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
27500 Elise Ct	0.07mi	3/2.0	1,792 (+1%)	2mo	$305,000	$170	93
7665 Avery Ln	0.15mi	3/2.0	1,754 (-1%)	2mo	$269,900	$154	90
27458 Elise Ct	0.03mi	4/2.0 (+1)	1,755 (-1%)	10mo	$306,900	$175	83
27326 Lashay Dr	0.09mi	4/2.0 (+1)	1,872 (+6%)	2mo	$302,000	$161	80
7730 Kari Ln	0.12mi	3/2.0	1,599 (-10%)	0mo	$310,000	$194	78
7743 Avery Ln	0.14mi	3/2.0	1,615 (-9%)	6mo	$250,000	$155	74
7395 Franklin Square Ct	0.29mi	3/2.0	1,684 (-5%)	13mo	$250,000	$148	68
27288 Parker Ln	0.55mi	3/2.0	1,706 (-4%)	4mo	$284,900	$167	65
27296 Lashay Dr	0.12mi	3/2.0	1,545 (-13%)	9mo	$307,000	$199	65
27354 Elise Ct	0.13mi	3/2.0	1,525 (-14%)	16mo	$265,000	$174	58
7920 Eagle Creek Dr	0.25mi	3/2.0	2,016 (+14%)	12mo	$317,500	$157	55
1106 Caroline Ave	0.68mi	4/2.0 (+1)	1,790 (+1%)	14mo	$198,000	$111	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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-55,548
• Equity at exit: $43,091

10-year hold

• IRR: -15.5%
• Equity multiple: 0.17×
• Total profit: $-67,234
• Equity at exit: $24,987

Cash invested: $80,920 (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: 601
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$120
• HOA: −$22
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-93

Break-even live

Break-even rent $2,249

Max offer price $272,626

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-11	+0% $-93	+5% $-174	+10% $-256
Rent	-10% $-261	-5% $-177	+0% $-93	+5% $-8	+10% $76
Rate	-1.0pp $53	-0.5pp $-19	base $-93	+0.5pp $-168	+1.0pp $-244

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 Ridgewood Dr Daphne, AL	3.0	2.0	1922	$1,750	$0.91	46d	1	0.92mi
27078 Stratford Glen Dr Daphne, AL	4.0	2.0	2200	$2,300	$1.05	15d	1	0.92mi
27035 Allenbrook Ct Daphne, AL	4.0	3.0	2335	$2,795	$1.20	15d	1	1.02mi
110 Windsor Dr Daphne, AL	4.0	2.0	1706	$1,800	$1.06	23d	1	1.46mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	46d	1	1.47mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	23d	1	1.47mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 30 events

1. 2026-06-23
   days on market $289,000 Active 77 DOM
2. 2026-06-21
   days on market $289,000 Active 76 DOM
3. 2026-06-19
   days on market $289,000 Active 74 DOM
4. 2026-06-18
   days on market $289,000 Active 73 DOM
5. 2026-06-17
   days on market $289,000 Active 72 DOM
6. 2026-06-16
   days on market $289,000 Active 71 DOM
7. 2026-06-15
   days on market $289,000 Active 70 DOM
8. 2026-06-14
   days on market $289,000 Active 68 DOM
9. 2026-06-13
   days on market $289,000 Active 67 DOM
10. 2026-06-10
    days on market $289,000 Active 65 DOM
11. 2026-06-09
    days on market $289,000 Active 64 DOM
12. 2026-06-08
    days on market $289,000 Active 63 DOM
13. 2026-06-07
    days on market $289,000 Active 62 DOM
14. 2026-06-05
    days on market $289,000 Active 59 DOM
15. 2026-06-03
    days on market $289,000 Active 58 DOM
16. 2026-06-02
    days on market $289,000 Active 57 DOM
17. 2026-06-01
    days on market $289,000 Active 56 DOM
18. 2026-05-31
    days on market $289,000 Active 55 DOM
19. 2026-05-30
    days on market $289,000 Active 54 DOM
20. 2026-04-06
    listed $299,900 Active 1104-char remark

    Show marketing remark (1104 chars)

    Welcome Home to the newest listing in Daphne! Built in 2019, this low-maintenance home offers a fantastic location and a functional, open layout perfect for everyday living and entertaining. As you enter, you’re greeted by a welcoming foyer that flows into a bright and spacious living room featuring vinyl flooring and a trey ceiling. The living room opens seamlessly into the eat-in kitchen, which offers ample cabinet and countertop space along with convenient bar seating. Just off the kitchen, you’ll find a formal dining area—great space for entertaining. The primary suite is privately located off the living room and features a trey ceiling, spacious layout, and an en-suite bathroom with double vanities, a walk-in shower, and a large walk-in closet. Two additional bedrooms and a full bathroom provide plenty of space. Step outside to your fully fenced, oversized backyard complete with a covered deck—the perfect place to relax and start or end your day. Don’t walk… RUN to schedule your showing today! Buyer to verify all information during due diligence.

21. 2026-04-03
    historical $2,025
22. 2026-04-01
    listed $2,025
23. 2026-04-01
    historical $2,025
24. 2026-01-31
    listed $2,025
25. 2026-01-31
    historical $2,025
26. 2026-01-28
    listed $2,025
27. 2024-06-01
    historical $2,000
28. 2024-05-22
    listed $2,000
29. 2020-01-31
    soldstatus $215,900 694-char remark

    Show marketing remark (694 chars)

    Under construction - estimated completion this Christmas! This is your opportunity to own a wonderful new, never lived in, 3 bedroom/2 bath home in secluded Caroline Woods Neighborhood in Daphne. Close to everything, yet still tucked away in a quiet part of Daphne. This plan offers a large great room with vaulted ceilings and a fantastic kitchen with tons of counter space and pantry. The separate dining room features a charming bay window that makes this the perfect floor plan for any family. The 2 car garage offers plenty of off street parking. Walking distance to Daphne schools. Location offers easy access to Mobile and the beaches of Gulf Shores. Come check out this beautiful home.

30. 2019-10-11
    listed $218,660 694-char remark

    Show marketing remark (694 chars)

    Under construction - estimated completion this Christmas! This is your opportunity to own a wonderful new, never lived in, 3 bedroom/2 bath home in secluded Caroline Woods Neighborhood in Daphne. Close to everything, yet still tucked away in a quiet part of Daphne. This plan offers a large great room with vaulted ceilings and a fantastic kitchen with tons of counter space and pantry. The separate dining room features a charming bay window that makes this the perfect floor plan for any family. The 2 car garage offers plenty of off street parking. Walking distance to Daphne schools. Location offers easy access to Mobile and the beaches of Gulf Shores. Come check out this beautiful home.

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $1,427 · $119/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 · 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: $25,583
• − Mortgage interest: −$16,188
• − Property taxes: −$1,427
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − HOA: −$264
• − Depreciation: −$8,407
• Taxable loss: −$6,242
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $386/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

+37.2% since first listed

11 events — show timeline

• 2026-04-06 Listed $299,900 BCAR
• 2026-04-03 Rental Removed $2,025 BUILDIUM
• 2026-04-01 Listed for Rent $2,025 BUILDIUM
• 2026-04-01 Rental Removed $2,025 BCAR
• 2026-01-31 Listed for Rent $2,025 BCAR
• 2026-01-31 Rental Removed $2,025 BUILDIUM
• 2026-01-28 Listed for Rent $2,025 BUILDIUM
• 2024-06-01 Rental Removed $2,000 BCAR
• 2024-05-22 Listed for Rent $2,000 BCAR
• 2020-01-31 Sold (MLS) $215,900 BCAR
• 2019-10-11 Listed $218,660 BCAR

Property tax history

+27.3%/yr

Latest (2025): $1,427 · -44.3% YoY. Source: county tax records.