10311 Jacob Ct · Fairhope, AL 36532

$325,000

4 bd · 2.0 ba · 1,918 sqft · SingleFamily public records · 130 Days on market

Built 2001 9,750 sqft lot $169/sqft · at area comps Est $314k · at est. $13/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 +14.5/30.0
• ARV discount +6.0/15.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the enchanting heart of Fairhope, where small-town charm meets modern convenience! Located on cul-de-sac this lovely 4-bedroom, 2-bathroom single-family home is just a short walk to Billie's BBQ Restaurant for smoked meats and local favorites, less than 1 mi. from Walmart and only a 5-min. drive to Downtown Fairhope. Enjoy the vibrant downtown scene, art galleries, boutique shops, and scenic bay views that make Fairhope one of Alabama's most beloved spots. Step inside to warm, luxurious Brazilian rosewood hardwood floors that add timeless elegance and rich character throughout the home. The primary suite features his-and-her closets for plenty of organized space. This home also boasts large guest rooms for family, visitors, or a home office setup. All appliances are included, making move-in a breeze. Practical updates include a roof replaced in 2020 with a durable bronze fortified design (built tough for Alabama weather), and a reliable HVAC system installed in 2016. Whether you're sipping coffee on the porch or strolling to dinner, this Fairhope gem offers coastal living. Don't miss your chance—schedule a showing today and fall in love with life in the heart of Fairhope! Buyer to verify all information during due diligence.

Key facts

• 9,750 sq ft lot
• 2 garage spots
• Built 2001

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $73 ($872/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 $253k (22.1% below list).
• Recommended offer: $253k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.8% in Fairhope — 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 76/100 on livability (#15 in AL, #3,577 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: Fairhope West Elementary (math 54% / reading 73%, grade B, #46 of 627 statewide, top 8%, 1,007 students, 39% FRL); Fairhope Middle School (math 54% / reading 75%, grade A-, #3 of 257 statewide, top 1%, 777 students, 33% FRL); Fairhope High School (math 43% / reading 46%, grade F, #22 of 305 statewide, top 8%, 1,629 students, 31% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 58% at this address vs 45% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Baldwin County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.0%/yr); 633 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 34% of the median local income ($90k/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 $10k 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 130 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $198k; list at $325k implies a 64% gain — meaningful room to come down on a strong offer.

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 $253,037 (22.1% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 22% 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 A-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?
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: 0.78% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $314,231
• List price: $325,000
• Delta: 3.43%
• 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
10296 Solon Ct	0.10mi	4/2.0	1,835 (-4%)	2mo	$324,500	$177	86
10429 Windmill Rd	0.17mi	4/2.0	1,834 (-4%)	2mo	$335,000	$183	83
10527 Southside Loop	0.19mi	3/2.0 (-1)	1,901 (-1%)	3mo	$345,000	$181	82
10363 Windmill Rd	0.14mi	4/2.0	2,140 (+12%)	2mo	$315,500	$147	72
20367 River Mill Dr	0.29mi	3/2.5 (-1)	1,798 (-6%)	2mo	$285,000	$159	67
10471 Windmill Rd	0.20mi	3/2.0 (-1)	1,665 (-13%)	2mo	$340,000	$204	62
10832 Mashie Ln	0.66mi	3/2.5 (-1)	1,903 (-1%)	4mo	$436,000	$229	58
247 Falls Creek St	0.69mi	3/2.0 (-1)	1,986 (+4%)	3mo	$378,000	$190	55
116 Petz Ave	0.74mi	3/2.5 (-1)	1,868 (-3%)	2mo	$385,000	$206	52
265 Royal Ln	0.52mi	3/2.0 (-1)	2,162 (+13%)	1mo	$415,000	$192	49
19740 Bunker Loop	0.70mi	3/2.0 (-1)	2,154 (+12%)	1mo	$452,000	$210	41
10812 Mashie Ln	0.65mi	3/2.5 (-1)	2,144 (+12%)	4mo	$485,000	$226	40

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-48,322
• Equity at exit: $48,459

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-37,283
• Equity at exit: $28,100

Cash invested: $91,000 (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 36532

• Rents YoY: 3.0%
• Active inventory: 633
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,530 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$135
• HOA: −$13
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $73

Break-even live

Break-even rent $2,438

Max offer price $325,000

Occupancy floor 92%

Sensitivity live

Price	-10% $257	-5% $165	+0% $73	+5% $-19	+10% $-111
Rent	-10% $-127	-5% $-27	+0% $73	+5% $173	+10% $273
Rate	-1.0pp $236	-0.5pp $155	base $73	+0.5pp $-12	+1.0pp $-97

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Hudson Loop Fairhope, AL	3.0	2.0	1320	$1,995	$1.51	15d	1	0.35mi
101 Normandy St Fairhope, AL	3.0	2.5	2377	$2,250	$0.95	45d	1	0.43mi
177 Ferdinand Ave Fairhope, AL	4.0	2.0	1790	$2,350	$1.31	45d	1	0.46mi
10510 Gayfer Road Ext Fairhope, AL	3.0	2.0	1460	$1,900	$1.30	45d	1	0.90mi
510 Hardwood Ave Fairhope, AL	4.0	3.0	2267	$2,795	$1.23	45d	1	0.93mi
510 Hardwood Ave Fairhope, AL	4.0	3.0	2267	$2,985	$1.32	23d	1	0.93mi
19205 State Highway 181 Fairhope, AL	3.0	2.0	1678	$1,850	$1.10	23d	1	0.97mi
782 Serpentine Dr Fairhope, AL	4.0	2.0	1902	$2,400	$1.26	23d	1	1.23mi
9547 Firefly Ct Fairhope, AL	3.0	2.5	1625	$1,895	$1.17	45d	1	1.33mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 28 events

1. 2026-06-21
   days on market $325,000 Active 130 DOM
2. 2026-06-19
   days on market $325,000 Active 128 DOM
3. 2026-06-18
   days on market $325,000 Active 127 DOM
4. 2026-06-17
   days on market $325,000 Active 126 DOM
5. 2026-06-16
   days on market $325,000 Active 125 DOM
6. 2026-06-15
   days on market $325,000 Active 124 DOM
7. 2026-06-14
   days on market $325,000 Active 122 DOM
8. 2026-06-13
   days on market $325,000 Active 121 DOM
9. 2026-06-10
   days on market $325,000 Active 119 DOM
10. 2026-06-09
    days on market $325,000 Active 118 DOM
11. 2026-06-08
    days on market $325,000 Active 117 DOM
12. 2026-06-07
    days on market $325,000 Active 116 DOM
13. 2026-06-05
    days on market $325,000 Active 113 DOM
14. 2026-06-03
    days on market $325,000 Active 112 DOM
15. 2026-06-02
    days on market $325,000 Active 111 DOM
16. 2026-06-01
    days on market $325,000 Active 110 DOM
17. 2026-05-31
    days on market $325,000 Active 109 DOM
18. 2026-05-30
    days on market $325,000 Active 108 DOM
19. 2026-04-05
    price $332,500 1261-char remark

    Show marketing remark (1261 chars)

    Welcome to the enchanting heart of Fairhope, where small-town charm meets modern convenience! Located on cul-de-sac this lovely 4-bedroom, 2-bathroom single-family home is just a short walk to Billie's BBQ Restaurant for smoked meats and local favorites, less than 1 mi. from Walmart and only a 5-min. drive to Downtown Fairhope. Enjoy the vibrant downtown scene, art galleries, boutique shops, and scenic bay views that make Fairhope one of Alabama's most beloved spots. Step inside to warm, luxurious Brazilian rosewood hardwood floors that add timeless elegance and rich character throughout the home. The primary suite features his-and-her closets for plenty of organized space. This home also boasts large guest rooms for family, visitors, or a home office setup. All appliances are included, making move-in a breeze. Practical updates include a roof replaced in 2020 with a durable bronze fortified design (built tough for Alabama weather), and a reliable HVAC system installed in 2016. Whether you're sipping coffee on the porch or strolling to dinner, this Fairhope gem offers coastal living. Don't miss your chance—schedule a showing today and fall in love with life in the heart of Fairhope! Buyer to verify all information during due diligence.

20. 2026-02-11
    listed $339,000 Active 1261-char remark

    Show marketing remark (1261 chars)

    Welcome to the enchanting heart of Fairhope, where small-town charm meets modern convenience! Located on cul-de-sac this lovely 4-bedroom, 2-bathroom single-family home is just a short walk to Billie's BBQ Restaurant for smoked meats and local favorites, less than 1 mi. from Walmart and only a 5-min. drive to Downtown Fairhope. Enjoy the vibrant downtown scene, art galleries, boutique shops, and scenic bay views that make Fairhope one of Alabama's most beloved spots. Step inside to warm, luxurious Brazilian rosewood hardwood floors that add timeless elegance and rich character throughout the home. The primary suite features his-and-her closets for plenty of organized space. This home also boasts large guest rooms for family, visitors, or a home office setup. All appliances are included, making move-in a breeze. Practical updates include a roof replaced in 2020 with a durable bronze fortified design (built tough for Alabama weather), and a reliable HVAC system installed in 2016. Whether you're sipping coffee on the porch or strolling to dinner, this Fairhope gem offers coastal living. Don't miss your chance—schedule a showing today and fall in love with life in the heart of Fairhope! Buyer to verify all information during due diligence.

21. 2026-01-22
    historical $339,000 1261-char remark

    Show marketing remark (1261 chars)

    Welcome to the enchanting heart of Fairhope, where small-town charm meets modern convenience! Located on cul-de-sac this lovely 4-bedroom, 2-bathroom single-family home is just a short walk to Billie's BBQ Restaurant for smoked meats and local favorites, less than 1 mi. from Walmart and only a 5-min. drive to Downtown Fairhope. Enjoy the vibrant downtown scene, art galleries, boutique shops, and scenic bay views that make Fairhope one of Alabama's most beloved spots. Step inside to warm, luxurious Brazilian rosewood hardwood floors that add timeless elegance and rich character throughout the home. The primary suite features his-and-her closets for plenty of organized space. This home also boasts large guest rooms for family, visitors, or a home office setup. All appliances are included, making move-in a breeze. Practical updates include a roof replaced in 2020 with a durable bronze fortified design (built tough for Alabama weather), and a reliable HVAC system installed in 2016. Whether you're sipping coffee on the porch or strolling to dinner, this Fairhope gem offers coastal living. Don't miss your chance—schedule a showing today and fall in love with life in the heart of Fairhope! Buyer to verify all information during due diligence.

22. 2017-04-04
    soldstatus $198,315
23. 2017-03-31
    soldstatus $197,900 1045-char remark

    Show marketing remark (1045 chars)

    Come enjoy life in beautiful outskirts of Fairhope! Less than 1 mi. from Walmart and only a 5-min. drive to beloved Downtown Fairhope, River Mill Subdivision is a most convenient & peaceful place to call home! Located on cul-de-sac, 4BR home has wonderfully elegant feel w Custom Hardwood Flooring, deep Crown Molding & Fresh Paint in Classic Color Scheme throughout. Open Floor Plan provides complete openness between Formal Dining, Living Room & Breakfast Area. Living Rm features Recessed Lighting & Gas-Logs Fireplace w attractive Tile Hearth. Just around the corner, find Granite Counters, SS Appliances, large Single Basin Sink & Electric Range in true Chef's Kitchen! Relax in style in gorgeous Master Suite, including plush Carpet & Trey Ceiling w Crown Molding. Master Bath offers His/Her Walk-ins and Vanity Sinks, Raised Ceilings, Garden Tub & Separate Shower. Perfect for a fire-pit or grilling out, upgraded Hardwood Back Deck & Covered Patio overlook huge, Privacy-Fenced back yard!!

24. 2017-01-05
    listed $199,700 1045-char remark

    Show marketing remark (1045 chars)

    Come enjoy life in beautiful outskirts of Fairhope! Less than 1 mi. from Walmart and only a 5-min. drive to beloved Downtown Fairhope, River Mill Subdivision is a most convenient & peaceful place to call home! Located on cul-de-sac, 4BR home has wonderfully elegant feel w Custom Hardwood Flooring, deep Crown Molding & Fresh Paint in Classic Color Scheme throughout. Open Floor Plan provides complete openness between Formal Dining, Living Room & Breakfast Area. Living Rm features Recessed Lighting & Gas-Logs Fireplace w attractive Tile Hearth. Just around the corner, find Granite Counters, SS Appliances, large Single Basin Sink & Electric Range in true Chef's Kitchen! Relax in style in gorgeous Master Suite, including plush Carpet & Trey Ceiling w Crown Molding. Master Bath offers His/Her Walk-ins and Vanity Sinks, Raised Ceilings, Garden Tub & Separate Shower. Perfect for a fire-pit or grilling out, upgraded Hardwood Back Deck & Covered Patio overlook huge, Privacy-Fenced back yard!!

25. 2014-05-07
    soldstatus $154,000
26. 2014-01-08
    listed $159,900
27. 2006-04-04
    soldstatus $21,500
28. 2006-04-04
    soldstatus $195,550

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,332 · $111/mo
• Expected delta: +$450/yr (+$37/mo · 50.9%)

ⓘ 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 4/10 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,364
• − Mortgage interest: −$18,205
• − Property taxes: −$883
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − HOA: −$156
• − Depreciation: −$9,455
• Taxable loss: −$4,817
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $2,028/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 — Fairhope

• Score: 76/100
• State rank: #15
• US rank: #3577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairhope, AL
• County: Baldwin County · 181,514 people
• City population: 38,108
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 38,108
• Household income: $89,694
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 665.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -175.08%
• Current HPI: 299.6643
• Rent YoY: ▲ 2.95%
• 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

+1446.5% since first listed

10 events — show timeline

• 2026-04-05 Price Changed $332,500 BCAR
• 2026-02-11 Listed $339,000 BCAR
• 2026-01-22 Coming Soon $339,000 BCAR
• 2017-04-04 Sold (Public Records) $198,315 Public Records
• 2017-03-31 Sold (MLS) $197,900 BCAR
• 2017-01-05 Listed $199,700 BCAR
• 2014-05-07 Sold (MLS) $154,000 BCAR
• 2014-01-08 Listed $159,900 BCAR
• 2006-04-04 Sold (Public Records) $195,550 Public Records
• 2006-04-04 Sold (Public Records) $21,500 Public Records

Property tax history

+6.0%/yr

Latest (2019): $883 · +0.8% YoY. Source: county tax records.