13452 Rooster Ln · Foley, AL 36535

$210,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 99 Days on market

Built 2008 10,798 sqft lot $190/sqft · 17% below area Est $253k · 17% under

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +4.9/10.0
• 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

Listing remarks MLS

A charming 3 bedroom, 1.5 bathroom single-family house in Foley, AL is now available for sale! Come and enjoy the true Southern Coastal living! It is located in a cul-de-sac street with NO HOA and only 5 min away from the city center. You'll have access to shopping, entertainment and beautiful beaches just within minutes of driving. This home has a split floor plan with a cozy living room, open-concept dining area and a convenient kitchen. Stainless-steel appliances and also washer and dryer convey with the house. Stove and dishwasher are 3 years old. The house has a fenced backyard. A wooden shed gives you some extra storage space. Metal pergola on a wooden deck let you enjoy a shade. The large front yard with a long driveway has plenty of room for outdoor activities. House is being sold as-is, so that you have a unique opportunity to create your own dream home! Currently owner-occupied. Contact today to schedule the house showing to see your next Sweet Home here in Alabama! Terms: Cash / Conventional loan

Key facts

• Cul-de-sac street
• Access to shopping
• No hoa

Tags

• CUL-DE-SAC STREET
• NO HOA
• 5 MIN AWAY FROM CITY CENTER
• ACCESS TO SHOPPING
• ACCESS TO ENTERTAINMENT
• ACCESS TO BEAUTIFUL BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/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 $209k (0.7% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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); 875 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $6k 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 99 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $167k; 26% 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 $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.99% ✗
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (median comp): $253,210
• List price: $210,000
• Delta: -17.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13474 Rooster Ln	0.02mi	3/1.5	1,056 (-4%)	10mo	$179,900	$170	81
13633 Shea Cir	0.75mi	3/2.0	1,205 (+9%)	3mo	$248,900	$207	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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-9,979
• Equity at exit: $31,312

10-year hold

• IRR: 3.8%
• Equity multiple: 1.26×
• Total profit: $15,277
• Equity at exit: $18,157

Cash invested: $58,800 (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: 875
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,086 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $418

Break-even live

Break-even rent $1,557

Max offer price $210,000

Occupancy floor 75%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13634 Logan Pl , AL	3.0	2.0	1281	$1,895	$1.48	21d	1	0.83mi
13691 Logan Pl , AL	4.0	2.0	1417	$1,995	$1.41	21d	1	0.84mi

Listing history 28 events

1. 2026-06-19
   days on market $210,000 Active 99 DOM
2. 2026-06-18
   days on market $210,000 Active 98 DOM
3. 2026-06-17
   days on market $210,000 Active 97 DOM
4. 2026-06-16
   days on market $210,000 Active 96 DOM
5. 2026-06-15
   days on market $210,000 Active 95 DOM
6. 2026-06-14
   days on market $210,000 Active 93 DOM
7. 2026-06-13
   days on market $210,000 Active 92 DOM
8. 2026-06-10
   days on market $210,000 Active 90 DOM
9. 2026-06-09
   days on market $210,000 Active 89 DOM
10. 2026-06-08
    days on market $210,000 Active 88 DOM
11. 2026-06-07
    pricedays on market $210,000 Active 87 DOM
12. 2026-06-03
    days on market $225,000 Active 83 DOM
13. 2026-06-02
    days on market $225,000 Active 82 DOM
14. 2026-06-01
    days on market $225,000 Active 81 DOM
15. 2026-05-31
    days on market $225,000 Active 80 DOM
16. 2026-05-30
    days on market $225,000 Active 79 DOM
17. 2026-03-12
    listed $225,000 Active 1024-char remark

    Show marketing remark (1024 chars)

    A charming 3 bedroom, 1.5 bathroom single-family house in Foley, AL is now available for sale! Come and enjoy the true Southern Coastal living! It is located in a cul-de-sac street with NO HOA and only 5 min away from the city center. You'll have access to shopping, entertainment and beautiful beaches just within minutes of driving. This home has a split floor plan with a cozy living room, open-concept dining area and a convenient kitchen. Stainless-steel appliances and also washer and dryer convey with the house. Stove and dishwasher are 3 years old. The house has a fenced backyard. A wooden shed gives you some extra storage space. Metal pergola on a wooden deck let you enjoy a shade. The large front yard with a long driveway has plenty of room for outdoor activities. House is being sold as-is, so that you have a unique opportunity to create your own dream home! Currently owner-occupied. Contact today to schedule the house showing to see your next Sweet Home here in Alabama! Terms: Cash / Conventional loan

18. 2025-09-18
    price $221,000
19. 2025-09-18
    price $221,000
20. 2025-09-12
    price $223,000
21. 2025-09-12
    price $223,000
22. 2025-09-03
    listed $225,000 Active
23. 2022-03-03
    soldstatus $167,000 Closed
24. 2022-02-01
    status Pending
25. 2022-01-26
    listed $169,000 Active
26. 2018-04-27
    soldstatus $55,000
27. 2018-02-27
    listed $69,900
28. 2008-06-25
    soldstatus $93,943

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$365/yr (+$30/mo · 73.5%)

ⓘ 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: $25,035
• − Mortgage interest: −$11,763
• − Property taxes: −$496
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$6,109
• Taxable income: $1,611
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $4,630/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

+139.5% since first listed

12 events — show timeline

• 2026-03-12 Listed $225,000 ForSaleByOwner.com
• 2025-09-18 Price Changed $221,000 GCMLS AL
• 2025-09-18 Price Changed $221,000 BCAR
• 2025-09-12 Price Changed $223,000 GCMLS AL
• 2025-09-12 Price Changed $223,000 BCAR
• 2025-09-03 Listed $225,000 BCAR
• 2022-03-03 Sold (MLS) $167,000 BCAR
• 2022-02-01 Pending — BCAR
• 2022-01-26 Listed $169,000 BCAR
• 2018-04-27 Sold (MLS) $55,000 BCAR
• 2018-02-27 Listed $69,900 BCAR
• 2008-06-25 Sold (Public Records) $93,943 Public Records

Property tax history

+9.9%/yr

Latest (2025): $496 · +25.6% YoY. Source: county tax records.