14500 Chenin Blanc Dr · Silverhill, AL 36576

$275,000

3 bd · 2.0 ba · 1,683 sqft · SingleFamily public records · 60 Days on market

Built 2021 0.25 ac lot $163/sqft · 6% below area Est $299k · 8% under $25/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 +12.0/30.0
• ARV discount +11.1/15.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained Gold Fortified brick home, quality built by DSLD, located on a quiet cul-de-sac in the desirable Sonoma Ridge neighborhood. This charming 3-bedroom, 2-bathroom home offers both comfort and functionality with thoughtful upgrades throughout, including upgraded granite countertops in the kitchen that are perfect for everyday living and entertaining. The spacious primary suite serves as a true retreat, featuring a large walk-in closet and a private ensuite bath complete with a separate soaking tub and shower. Enjoy outdoor living on the covered rear porch overlooking the large backyard, ideal for relaxing evenings or hosting gatherings. Additional highlights include blinds on all windows, a durable brick exterior, and low HOA fees of only $300 per year. This home combines quality construction, modern upgrades, and a fantastic location—don’t miss your opportunity to make it yours! Buyer / Buyers Agent to verify all information deemed important. Buyer to verify all information during due diligence.

Key facts

• Large backyard
• Large walk-in closet
• Private ensuite bath

Tags

• GOLD FORTIFIED BRICK HOME
• UPGRADED GRANITE COUNTERTOPS
• LARGE WALK-IN CLOSET
• PRIVATE ENSUITE BATH
• COVERED REAR PORCH
• LARGE BACKYARD

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 $-67 ($-799/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (26.9% below list).
• Recommended offer: $201k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.1% in Silverhill — 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 (#240 in AL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: crime F, 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: Silverhill School (math 33% / reading 55%, grade F, #194 of 627 statewide, top 32%, 485 students, 75% FRL); Central Baldwin Middle School (math 17% / reading 49%, grade F, #101 of 257 statewide, top 40%, 757 students, 74% FRL); Robertsdale High School (math 34% / reading 34%, grade F, #53 of 305 statewide, top 18%, 1,450 students, 64% FRL) — zoned schools average 71% FRL vs 38% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 152 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

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 60 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $218k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $200,913 (26.9% 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 60 days. Have you received any prior offers? Is the seller open to a 27% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.73% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 11.4

CMA / ARV

• ARV (median comp): $298,706
• List price: $275,000
• Delta: -7.94%
• 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
14500 Chenin Blanc Dr	0.00mi	3/2.0	1,710 (+2%)	1mo	$265,000	$155	97
21083 Cabernet Ln	0.16mi	3/2.0	1,648 (-2%)	1mo	$305,900	$186	88
21036 Zinfandel Ln	0.31mi	3/2.0	1,710 (+2%)	2mo	$310,000	$181	81
15022 Julieann Ln	0.38mi	3/2.0	1,737 (+3%)	0mo	$337,500	$194	76
14333 Chenin Blanc Dr	0.17mi	3/2.0	1,544 (-8%)	3mo	$300,000	$194	76
14310 Chenin Blanc Dr	0.18mi	3/2.0	1,517 (-10%)	1mo	$290,000	$191	75
21092 Astoria Ln	0.72mi	3/2.0	1,660 (-1%)	2mo	$300,000	$181	62
21205 Central Ave	0.74mi	3/2.0	1,660 (-1%)	4mo	$305,955	$184	60
14698 Forsythia Loop	0.61mi	4/2.0 (+1)	1,768 (+5%)	1mo	$288,000	$163	58
21161 Central Ave	0.74mi	3/2.0	1,517 (-10%)	0mo	$291,456	$192	49
21137 Central Ave	0.74mi	3/2.0	1,858 (+10%)	4mo	$319,214	$172	45
21171 Central Ave	0.74mi	3/2.0	1,858 (+10%)	4mo	$322,715	$174	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-48,922
• Equity at exit: $41,003

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-48,551
• 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 36576

• Home prices YoY: -15.7%
• Active inventory: 152
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$115
• HOA: −$25
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-67

Break-even live

Break-even rent $2,093

Max offer price $263,243

Occupancy floor 98%

Sensitivity live

Price	-10% $89	-5% $11	+0% $-67	+5% $-144	+10% $-222
Rent	-10% $-225	-5% $-146	+0% $-67	+5% $13	+10% $92
Rate	-1.0pp $72	-0.5pp $3	base $-67	+0.5pp $-138	+1.0pp $-210

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14720 Chenin Blanc Dr Silverhill, AL	3.0	2.0	1517	$2,000	$1.32	45d	1	0.09mi
15133 Forsythia Loop Silverhill, AL	3.0	2.0	1651	$2,000	$1.21	46d	1	0.56mi
13323 Heathers Glen Ln Silverhill, AL	4.0	3.0	1750	$2,150	$1.23	45d	1	1.38mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 9 events

1. 2026-05-18
   status Pending 1059-char remark

   Show marketing remark (1059 chars)

   Welcome to this beautifully maintained Gold Fortified brick home, quality built by DSLD, located on a quiet cul-de-sac in the desirable Sonoma Ridge neighborhood. This charming 3-bedroom, 2-bathroom home offers both comfort and functionality with thoughtful upgrades throughout, including upgraded granite countertops in the kitchen that are perfect for everyday living and entertaining. The spacious primary suite serves as a true retreat, featuring a large walk-in closet and a private ensuite bath complete with a separate soaking tub and shower. Enjoy outdoor living on the covered rear porch overlooking the large backyard, ideal for relaxing evenings or hosting gatherings. Additional highlights include blinds on all windows, a durable brick exterior, and low HOA fees of only $300 per year. This home combines quality construction, modern upgrades, and a fantastic location—don’t miss your opportunity to make it yours! Buyer / Buyers Agent to verify all information deemed important. Buyer to verify all information during due diligence.

2. 2026-05-12
   price $275,000 1059-char remark

   Show marketing remark (1059 chars)

   Welcome to this beautifully maintained Gold Fortified brick home, quality built by DSLD, located on a quiet cul-de-sac in the desirable Sonoma Ridge neighborhood. This charming 3-bedroom, 2-bathroom home offers both comfort and functionality with thoughtful upgrades throughout, including upgraded granite countertops in the kitchen that are perfect for everyday living and entertaining. The spacious primary suite serves as a true retreat, featuring a large walk-in closet and a private ensuite bath complete with a separate soaking tub and shower. Enjoy outdoor living on the covered rear porch overlooking the large backyard, ideal for relaxing evenings or hosting gatherings. Additional highlights include blinds on all windows, a durable brick exterior, and low HOA fees of only $300 per year. This home combines quality construction, modern upgrades, and a fantastic location—don’t miss your opportunity to make it yours! Buyer / Buyers Agent to verify all information deemed important. Buyer to verify all information during due diligence.

3. 2026-04-25
   price $280,000 1059-char remark

   Show marketing remark (1059 chars)

   Welcome to this beautifully maintained Gold Fortified brick home, quality built by DSLD, located on a quiet cul-de-sac in the desirable Sonoma Ridge neighborhood. This charming 3-bedroom, 2-bathroom home offers both comfort and functionality with thoughtful upgrades throughout, including upgraded granite countertops in the kitchen that are perfect for everyday living and entertaining. The spacious primary suite serves as a true retreat, featuring a large walk-in closet and a private ensuite bath complete with a separate soaking tub and shower. Enjoy outdoor living on the covered rear porch overlooking the large backyard, ideal for relaxing evenings or hosting gatherings. Additional highlights include blinds on all windows, a durable brick exterior, and low HOA fees of only $300 per year. This home combines quality construction, modern upgrades, and a fantastic location—don’t miss your opportunity to make it yours! Buyer / Buyers Agent to verify all information deemed important. Buyer to verify all information during due diligence.

4. 2026-04-16
   price $300,000 1059-char remark

   Show marketing remark (1059 chars)

   Welcome to this beautifully maintained Gold Fortified brick home, quality built by DSLD, located on a quiet cul-de-sac in the desirable Sonoma Ridge neighborhood. This charming 3-bedroom, 2-bathroom home offers both comfort and functionality with thoughtful upgrades throughout, including upgraded granite countertops in the kitchen that are perfect for everyday living and entertaining. The spacious primary suite serves as a true retreat, featuring a large walk-in closet and a private ensuite bath complete with a separate soaking tub and shower. Enjoy outdoor living on the covered rear porch overlooking the large backyard, ideal for relaxing evenings or hosting gatherings. Additional highlights include blinds on all windows, a durable brick exterior, and low HOA fees of only $300 per year. This home combines quality construction, modern upgrades, and a fantastic location—don’t miss your opportunity to make it yours! Buyer / Buyers Agent to verify all information deemed important. Buyer to verify all information during due diligence.

5. 2026-03-18
   listed $309,900 Active 1059-char remark

   Show marketing remark (1059 chars)

   Welcome to this beautifully maintained Gold Fortified brick home, quality built by DSLD, located on a quiet cul-de-sac in the desirable Sonoma Ridge neighborhood. This charming 3-bedroom, 2-bathroom home offers both comfort and functionality with thoughtful upgrades throughout, including upgraded granite countertops in the kitchen that are perfect for everyday living and entertaining. The spacious primary suite serves as a true retreat, featuring a large walk-in closet and a private ensuite bath complete with a separate soaking tub and shower. Enjoy outdoor living on the covered rear porch overlooking the large backyard, ideal for relaxing evenings or hosting gatherings. Additional highlights include blinds on all windows, a durable brick exterior, and low HOA fees of only $300 per year. This home combines quality construction, modern upgrades, and a fantastic location—don’t miss your opportunity to make it yours! Buyer / Buyers Agent to verify all information deemed important. Buyer to verify all information during due diligence.

6. 2025-03-20
   price $323,000
7. 2025-01-15
   listed $327,000 Active
8. 2021-09-27
   soldstatus $217,685
9. 2021-07-16
   listed $217,685

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$263/yr (+$22/mo · 30.4%)

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

Taxation est. · year 1

• Rental income: $24,110
• − Mortgage interest: −$15,404
• − Property taxes: −$865
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − HOA: −$300
• − Depreciation: −$8,000
• Taxable loss: −$5,692
• Est. tax savings @ 24.0%: +$1,366
• After-tax cash flow: $567/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 — Silverhill

• Score: 61/100
• State rank: #240
• US rank: #17596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,964

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -55.35%
• Current HPI: 296.706
• Rent YoY: —
• Metro: —
• 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

+26.3% since first listed

9 events — show timeline

• 2026-05-18 Pending — BCAR
• 2026-05-12 Price Changed $275,000 BCAR
• 2026-04-25 Price Changed $280,000 BCAR
• 2026-04-16 Price Changed $300,000 BCAR
• 2026-03-18 Listed $309,900 BCAR
• 2025-03-20 Price Changed $323,000 BCAR
• 2025-01-15 Listed $327,000 BCAR
• 2021-09-27 Sold (MLS) $217,685 BCAR
• 2021-07-16 Listed $217,685 BCAR

Property tax history

+76.8%/yr

Latest (2025): $865 · +8.0% YoY. Source: county tax records.