110 5th St Unit 203C · Daphne, AL 36526

$135,000

2 bd · 1.5 ba · 870 sqft · Condo public records · 196 Days on market

Built 1984 $155/sqft · at area comps Est $140k · at est. $155/mo HOA · 11% of rent

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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 +19.0/30.0
• ARV discount +9.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover easy, low-maintenance living in this move-in ready, furnished, 2-bedroom, 1.5-bath unit at Woodlands Condo 203-C in Daphne. This second floor condo offers a bright, open living and dining space, a functional kitchen with ample storage, and a private balcony perfect for relaxing. The spacious primary suite includes an ensuite bath and generous closet space, while the second bedroom provides excellent flexibility for guests, a home office, or a roommate setup. Located in an unbeatable spot just minutes from shopping, dining, Jubilee Square, medical facilities, and I-10, this condo offers exceptional convenience with quick access to both Mobile and the entire Eastern Shore. Woodlands is a quiet, established community known for its mature trees and central Daphne location. Whether you’re a first-time homebuyer, downsizing, or looking for an ideal investment, this unit offers outstanding value and convenience in one of Daphne’s most sought-after areas. Buyer to verify all information during due diligence.

Key facts

• $155 HOA
• 2 parking spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Market conditions: Rents rising (+1.7%/yr); 590 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $933 of loan paydown is wiped out by about $4k 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 196 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $135k implies a 145% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $139,803
• List price: $135,000
• Delta: -3.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-14,678
• Equity at exit: $20,129

10-year hold

• IRR: -3.5%
• Equity multiple: 0.78×
• Total profit: $-8,215
• Equity at exit: $11,672

Cash invested: $37,800 (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 36526

• Home prices YoY: -21.3%
• Rents YoY: 1.7%
• Active inventory: 590
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$708
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$56
• HOA: −$155
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $140

Break-even live

Break-even rent $1,217

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Lake Forest Blvd Daphne, AL	2.0	1.5	873	$1,200	$1.37	20d	1	0.14mi
500 Grant St Daphne, AL	2.0	1.0–1.5	876	$1,300	$1.48	43d	2	0.19mi
29100 N Main St Daphne, AL	1.0–2.0	1.0–2.0	576	$1,300	$2.26	43d	1	0.30mi
133 Lake Front Dr Daphne, AL	1.0–2.0	1.0–2.5	950	$1,473	$1.55	13d	10	0.61mi
2024 Sea Cliff Dr N Unit 2024 Daphne, AL	1.0	1.0	538	$1,750	$3.25	20d	1	0.63mi
2200 E Bay Dr Daphne, AL	1.0–2.0	1.0–2.0	925	$1,360	$1.47	20d	7	0.75mi
30000 Town Center Ave Spanish Fort, AL	1.0–2.0	1.0–2.0	1015	$1,860	$1.83	13d	24	1.24mi

HOA detail condo

• Monthly dues: $155 · $1,860/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-19
   days on market $135,000 Active 196 DOM
2. 2026-06-18
   days on market $135,000 Active 195 DOM
3. 2026-06-17
   days on market $135,000 Active 194 DOM
4. 2026-06-16
   days on market $135,000 Active 193 DOM
5. 2026-06-15
   days on market $135,000 Active 192 DOM
6. 2026-06-14
   days on market $135,000 Active 190 DOM
7. 2026-06-13
   days on market $135,000 Active 189 DOM
8. 2026-06-10
   days on market $135,000 Active 187 DOM
9. 2026-06-09
   days on market $135,000 Active 186 DOM
10. 2026-06-08
    days on market $135,000 Active 185 DOM
11. 2026-06-07
    days on market $135,000 Active 184 DOM
12. 2026-06-03
    days on market $135,000 Active 180 DOM
13. 2026-06-02
    days on market $135,000 Active 179 DOM
14. 2026-06-01
    days on market $135,000 Active 178 DOM
15. 2026-05-31
    days on market $135,000 Active 177 DOM
16. 2026-05-30
    days on market $135,000 Active 176 DOM
17. 2026-01-21
    price $135,000 1036-char remark

    Show marketing remark (1036 chars)

    Discover easy, low-maintenance living in this move-in ready, furnished, 2-bedroom, 1.5-bath unit at Woodlands Condo 203-C in Daphne. This second floor condo offers a bright, open living and dining space, a functional kitchen with ample storage, and a private balcony perfect for relaxing. The spacious primary suite includes an ensuite bath and generous closet space, while the second bedroom provides excellent flexibility for guests, a home office, or a roommate setup. Located in an unbeatable spot just minutes from shopping, dining, Jubilee Square, medical facilities, and I-10, this condo offers exceptional convenience with quick access to both Mobile and the entire Eastern Shore. Woodlands is a quiet, established community known for its mature trees and central Daphne location. Whether you’re a first-time homebuyer, downsizing, or looking for an ideal investment, this unit offers outstanding value and convenience in one of Daphne’s most sought-after areas. Buyer to verify all information during due diligence.

18. 2026-01-21
    price $135,000 1036-char remark

    Show marketing remark (1036 chars)

    Discover easy, low-maintenance living in this move-in ready, furnished, 2-bedroom, 1.5-bath unit at Woodlands Condo 203-C in Daphne. This second floor condo offers a bright, open living and dining space, a functional kitchen with ample storage, and a private balcony perfect for relaxing. The spacious primary suite includes an ensuite bath and generous closet space, while the second bedroom provides excellent flexibility for guests, a home office, or a roommate setup. Located in an unbeatable spot just minutes from shopping, dining, Jubilee Square, medical facilities, and I-10, this condo offers exceptional convenience with quick access to both Mobile and the entire Eastern Shore. Woodlands is a quiet, established community known for its mature trees and central Daphne location. Whether you’re a first-time homebuyer, downsizing, or looking for an ideal investment, this unit offers outstanding value and convenience in one of Daphne’s most sought-after areas. Buyer to verify all information during due diligence.

19. 2025-12-05
    listed $149,900 Active 1036-char remark

    Show marketing remark (1036 chars)

    Discover easy, low-maintenance living in this move-in ready, furnished, 2-bedroom, 1.5-bath unit at Woodlands Condo 203-C in Daphne. This second floor condo offers a bright, open living and dining space, a functional kitchen with ample storage, and a private balcony perfect for relaxing. The spacious primary suite includes an ensuite bath and generous closet space, while the second bedroom provides excellent flexibility for guests, a home office, or a roommate setup. Located in an unbeatable spot just minutes from shopping, dining, Jubilee Square, medical facilities, and I-10, this condo offers exceptional convenience with quick access to both Mobile and the entire Eastern Shore. Woodlands is a quiet, established community known for its mature trees and central Daphne location. Whether you’re a first-time homebuyer, downsizing, or looking for an ideal investment, this unit offers outstanding value and convenience in one of Daphne’s most sought-after areas. Buyer to verify all information during due diligence.

20. 2025-12-04
    listed $149,900 Active 1036-char remark

    Show marketing remark (1036 chars)

    Discover easy, low-maintenance living in this move-in ready, furnished, 2-bedroom, 1.5-bath unit at Woodlands Condo 203-C in Daphne. This second floor condo offers a bright, open living and dining space, a functional kitchen with ample storage, and a private balcony perfect for relaxing. The spacious primary suite includes an ensuite bath and generous closet space, while the second bedroom provides excellent flexibility for guests, a home office, or a roommate setup. Located in an unbeatable spot just minutes from shopping, dining, Jubilee Square, medical facilities, and I-10, this condo offers exceptional convenience with quick access to both Mobile and the entire Eastern Shore. Woodlands is a quiet, established community known for its mature trees and central Daphne location. Whether you’re a first-time homebuyer, downsizing, or looking for an ideal investment, this unit offers outstanding value and convenience in one of Daphne’s most sought-after areas. Buyer to verify all information during due diligence.

21. 2025-11-28
    historical $149,900 1036-char remark

    Show marketing remark (1036 chars)

    Discover easy, low-maintenance living in this move-in ready, furnished, 2-bedroom, 1.5-bath unit at Woodlands Condo 203-C in Daphne. This second floor condo offers a bright, open living and dining space, a functional kitchen with ample storage, and a private balcony perfect for relaxing. The spacious primary suite includes an ensuite bath and generous closet space, while the second bedroom provides excellent flexibility for guests, a home office, or a roommate setup. Located in an unbeatable spot just minutes from shopping, dining, Jubilee Square, medical facilities, and I-10, this condo offers exceptional convenience with quick access to both Mobile and the entire Eastern Shore. Woodlands is a quiet, established community known for its mature trees and central Daphne location. Whether you’re a first-time homebuyer, downsizing, or looking for an ideal investment, this unit offers outstanding value and convenience in one of Daphne’s most sought-after areas. Buyer to verify all information during due diligence.

22. 2025-11-28
    historical $149,900 1036-char remark

    Show marketing remark (1036 chars)

    Discover easy, low-maintenance living in this move-in ready, furnished, 2-bedroom, 1.5-bath unit at Woodlands Condo 203-C in Daphne. This second floor condo offers a bright, open living and dining space, a functional kitchen with ample storage, and a private balcony perfect for relaxing. The spacious primary suite includes an ensuite bath and generous closet space, while the second bedroom provides excellent flexibility for guests, a home office, or a roommate setup. Located in an unbeatable spot just minutes from shopping, dining, Jubilee Square, medical facilities, and I-10, this condo offers exceptional convenience with quick access to both Mobile and the entire Eastern Shore. Woodlands is a quiet, established community known for its mature trees and central Daphne location. Whether you’re a first-time homebuyer, downsizing, or looking for an ideal investment, this unit offers outstanding value and convenience in one of Daphne’s most sought-after areas. Buyer to verify all information during due diligence.

23. 2019-05-30
    soldstatus $55,000
24. 2019-05-22
    soldstatus $56,000
25. 2018-11-05
    listed $69,000

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $554 · $46/mo
• Expected delta: +$46/yr (+$4/mo · 9.0%)

ⓘ 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 1/10 Low
• 🌡 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: $16,736
• − Mortgage interest: −$7,562
• − Property taxes: −$508
• − Insurance: −$675
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − HOA: −$1,860
• − Depreciation: −$3,927
• Taxable loss: −$474
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $1,797/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

+95.7% since first listed

9 events — show timeline

• 2026-01-21 Price Changed $135,000 GCMLS AL
• 2026-01-21 Price Changed $135,000 BCAR
• 2025-12-05 Listed $149,900 BCAR
• 2025-12-04 Listed $149,900 GCMLS AL
• 2025-11-28 Coming Soon $149,900 BCAR
• 2025-11-28 Coming Soon $149,900 GCMLS AL
• 2019-05-30 Sold (Public Records) $55,000 Public Records
• 2019-05-22 Sold (MLS) $56,000 BCAR
• 2018-11-05 Listed $69,000 BCAR

Property tax history

+2.8%/yr

Latest (2025): $508 · +43.0% YoY. Source: county tax records.