25806 Pollard Rd #80 · Daphne, AL 36526

$195,000

3 bd · 2.0 ba · 1,432 sqft · Townhouse · 161 Days on market

Built 2017 Good condition 914 sqft lot $136/sqft · 17% below area Est $234k · 17% under $225/mo HOA · 12% 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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRISTINE unit in St Charles Villas! Upgrades to this 3 bedroom, 2 bath unit include new fixtures in each room with dimmers and fans, stone counters throughout, luxury vinyl plank flooring, and a newly installed grinder pump in 2021! Lush landscaping around the back patio overlooking one of the common areas. Contact your favorite agent today for your private tour! Buyer to verify all information during due diligence.

Key facts

• New fixtures
• Lush landscaping
• Stone counters

Tags

• NEW FIXTURES
• STONE COUNTERS
• LUXURY VINYL PLANK FLOORING
• NEWLY INSTALLED GRINDER PUMP
• LUSH LANDSCAPING
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (4.0% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 4.0% 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 East Elementary School (math 44% / reading 68%, grade C+, #83 of 627 statewide, top 13%, 930 students, 40% 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) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 764 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

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 161 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

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 $171,600 (12.0% 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 161 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.96% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 8.7

CMA / ARV

• ARV (median comp): $234,332
• List price: $195,000
• Delta: -16.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25806 Pollard Rd	0.05mi	3/2.5	1,432 (0%)	12mo	$203,000	$142	85
25806 Pollard Rd #32	0.00mi	3/2.5	1,432 (0%)	16mo	$195,000	$136	85
25806 Pollard Rd #204	0.13mi	3/2.0	1,455 (+2%)	9mo	$200,000	$137	83
25806 Pollard Rd	0.06mi	3/2.0	1,432 (0%)	18mo	$206,000	$144	82
25806 Pollard Rd #115	0.13mi	3/2.0	1,331 (-7%)	8mo	$195,000	$147	75
25806 Pollard Rd #42	0.15mi	3/2.5	1,526 (+7%)	13mo	$204,900	$134	69
25806 Pollard Rd #48	0.00mi	3/2.5	1,516 (+6%)	23mo	$225,000	$148	69
25806 Pollard Rd #60	0.06mi	3/2.5	1,588 (+11%)	14mo	$204,000	$128	65

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: -21.3%
• Equity multiple: 0.27×
• Total profit: $-39,789
• Equity at exit: $29,075

10-year hold

• IRR: -18.5%
• Equity multiple: 0.06×
• Total profit: $-51,186
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $217,500 ($152/sqft)
• Median days on market: 327 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36526

• Home prices YoY: -21.3%
• Rents YoY: 1.7%
• Active inventory: 764
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$225
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-94

Break-even live

Break-even rent $1,991

Max offer price $181,422

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-26	+0% $-94	+5% $-161	+10% $-229
Rent	-10% $-242	-5% $-168	+0% $-94	+5% $-20	+10% $54
Rate	-1.0pp $4	-0.5pp $-44	base $-94	+0.5pp $-144	+1.0pp $-196

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25806 Pollard Rd Daphne, AL	3.0	2.0–2.5	1459	$1,825	$1.25	93d	2	0.02mi
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,722	$1.16	62d	3	0.02mi
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,725	$1.16	70d	2	0.02mi
8160 County Road 64 Daphne, AL	1.0–3.0	1.0–2.0	1067	$1,729	$1.62	62d	17	0.15mi
8254 County Road 64 Daphne, AL	2.0	2.0	1566	$1,749	$1.12	70d	5	0.28mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	70d	1	0.70mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	93d	1	0.70mi
8964 Rand Ave Daphne, AL	1.0–3.0	1.0–2.0	1183	$2,168	$1.83	62d	27	0.92mi

HOA detail $225/mo · $2,700/yr

• Likely covers: landscaping

Listing history 18 events

1. 2026-06-18
   days on market $195,000 Active 161 DOM
2. 2026-06-17
   days on market $195,000 Active 160 DOM
3. 2026-06-16
   days on market $195,000 Active 159 DOM
4. 2026-06-15
   days on market $195,000 Active 158 DOM
5. 2026-06-14
   days on market $195,000 Active 156 DOM
6. 2026-06-13
   days on market $195,000 Active 155 DOM
7. 2026-06-10
   days on market $195,000 Active 153 DOM
8. 2026-06-09
   days on market $195,000 Active 152 DOM
9. 2026-06-08
   days on market $195,000 Active 151 DOM
10. 2026-06-07
    days on market $195,000 Active 150 DOM
11. 2026-06-03
    days on market $195,000 Active 146 DOM
12. 2026-06-02
    days on market $195,000 Active 145 DOM
13. 2026-06-01
    days on market $195,000 Active 144 DOM
14. 2026-05-31
    days on market $195,000 Active 143 DOM
15. 2026-05-30
    pricedays on market $195,000 Active 142 DOM
16. 2026-01-05
    listed $205,000 Active 419-char remark

    Show marketing remark (419 chars)

    PRISTINE unit in St Charles Villas! Upgrades to this 3 bedroom, 2 bath unit include new fixtures in each room with dimmers and fans, stone counters throughout, luxury vinyl plank flooring, and a newly installed grinder pump in 2021! Lush landscaping around the back patio overlooking one of the common areas. Contact your favorite agent today for your private tour! Buyer to verify all information during due diligence.

17. 2024-10-01
    listed $245,000 Active
18. 2017-06-09
    listed $159,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $22,462
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − HOA: −$2,700
• − Depreciation: −$5,673
• Taxable loss: −$4,327
• Est. tax savings @ 24.0%: +$1,039
• After-tax cash flow: $-87/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $7,160–$21,480 screening

This townhouse is in good condition with recent upgrades and a well-maintained exterior. Minor updates to the exterior and interior could significantly enhance its value.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace the ceiling fans with modern ones — Modernizes the space and improves energy efficiency ↑
• Both Install new lighting fixtures in the bedrooms — Enhances the ambiance and resale value ↑
• Both Replace the carpet in the bedrooms with hardwood or laminate flooring — Improves the overall look and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Zela Elementary School F WV #373/377 Nat'l #37,629/41,679 Middle Daphne Middle School D AL #45/257 Nat'l #5,067/14,009 High Daphne High School F AL #33/305 Nat'l #8,052/17,239

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

B Composite livability gradescore 75/100

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 · 248,264 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: 8% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+28.2% since first listed

3 events — show timeline

• 2026-01-05 Listed $205,000 BCAR
• 2024-10-01 Listed $245,000 BCAR
• 2017-06-09 Listed $159,900 BCAR