10351 Brodick Loop · Spanish Fort, AL 36527

$310,000

4 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 26 Days on market

Built 2021 6,098 sqft lot Est $307k · at est. $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 +12.1/30.0
• ARV discount +7.0/15.0
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2021, this move-in ready 4 bedroom, 2 bathroom home in Stone Brook combines modern finishes, functional design, and convenient location. This Gold Fortified home features the desirable split floor plan, fresh interior paint, and an open-concept layout. The kitchen boasts granite countertops, plenty of cabinet and counter space, walk-in pantry, and stainless steel appliances. The spacious primary suite features a large walk-in closet, double vanity, and a separate shower and tub. Enjoy a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. Conveniently located near Integrity Park, Eastern Shore Center, Novelis, Downtown Mobile and quick access to I-10, this home offers easy access to shopping, dining, recreation, and commuting. Buyer to verify all information during due diligence.

Key facts

• Split floor plan
• Covered patio
• Convenient location

Tags

• SPLIT FLOOR PLAN
• GRANITE COUNTERTOPS
• WALK-IN PANTRY
• FULLY FENCED BACKYARD
• COVERED PATIO
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Listing broker: EXP REALTY, LLC
• HOA & community: Annual association fee of $300; Association covers management, common area insurance, grounds maintenance, recreational facilities, and common area taxes; Community landscaping and playground

Exterior

• Parking: Attached double garage with automatic garage door; Two covered parking spaces (total 2 parking spaces)
• Utilities: Public water; Baldwin County sewer service with grinder pump; Total electric service through Baldwin EMC; Underground utilities
• Home design: Single-story home; One level; Resale property; Zoned for single-family residence
• Construction: Vinyl siding; Fortified-Gold construction standards; Composition roof; Slab foundation; Built area listed from seller
• Exterior features: Covered patio/porch; Fenced yard; Termite contract; No waterfront

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Electric range; ENERGY STAR qualified appliances
• Bedrooms: First-floor primary bedroom with walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Primary bathroom with double vanity, separate shower, and private water closet
• Heating & cooling: Electric central heating; Ceiling fans for cooling
• Interior features: Eat-in kitchen; Living room; Ceiling fans; Split bedroom plan
• Laundry & utility: Includes typical utility hookups (washer/dryer not explicitly listed)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-68 ($-815/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (26.4% below list).
• Recommended offer: $228k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Spanish Fort — 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 73/100 on livability (#26 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: Rockwell Elementary School (math 46% / reading 76%, grade B, #60 of 627 statewide, top 9%, 724 students, 25% FRL); Spanish Fort Middle School (math 38% / reading 70%, grade B-, #20 of 257 statewide, top 8%, 622 students, 28% FRL); Spanish Fort High School (math 44% / reading 44%, grade F, #25 of 305 statewide, top 8%, 1,188 students, 24% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 332 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $9k 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 26 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $228,277 (26.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $306,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10599 Brodick Loop	0.12mi	4/2.0	1,830 (+4%)	2mo	$296,500	$162	85
10360 Brodick Loop	0.03mi	3/2.0 (-1)	1,651 (-6%)	8mo	$279,000	$169	78
10677 Orkney Way	0.32mi	3/2.0 (-1)	1,781 (+2%)	6mo	$312,000	$175	72
10335 Shetland Dr	0.20mi	3/2.0 (-1)	1,618 (-8%)	2mo	$260,000	$161	72
10745 Brodick Loop	0.28mi	3/2.0 (-1)	1,644 (-6%)	1mo	$312,000	$190	71
10296 Shetland Dr	0.16mi	4/2.0	1,974 (+13%)	1mo	$330,000	$167	71
10340 Shetland Dr	0.21mi	4/2.0	1,932 (+10%)	8mo	$294,000	$152	67
34237 Paisley Ave	0.39mi	3/2.0 (-1)	1,592 (-9%)	3mo	$298,000	$187	59
34376 Paisley Ave	0.31mi	3/2.0 (-1)	1,580 (-10%)	8mo	$300,000	$190	58
10714 Brodick Loop	0.25mi	3/2.0 (-1)	1,521 (-13%)	8mo	$310,000	$204	55
10602 Orkney Way	0.39mi	3/2.0 (-1)	1,998 (+14%)	0mo	$315,000	$158	53
34272 Paisley Ave	0.38mi	3/2.0 (-1)	1,500 (-14%)	8mo	$265,000	$177	47

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 · 6.52% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.47×
• Total profit: $-46,318
• Equity at exit: $46,222

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-9,508
• Equity at exit: $26,803

Cash invested: $86,800 (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 36527

• Home prices YoY: -14.4%
• Rents YoY: 6.5%
• Active inventory: 332
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,283 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$129
• HOA: −$25
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-68

Break-even live

Break-even rent $2,369

Max offer price $298,010

Occupancy floor 98%

Sensitivity live

Price	-10% $108	-5% $20	+0% $-68	+5% $-156	+10% $-243
Rent	-10% $-248	-5% $-158	+0% $-68	+5% $22	+10% $112
Rate	-1.0pp $88	-0.5pp $11	base $-68	+0.5pp $-148	+1.0pp $-230

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10653 Brodick Loop Spanish Fort, AL	3.0	2.0	1710	$2,195	$1.28	22d	1	0.22mi
10699 Orkney Way Spanish Fort, AL	4.0	2.0	2000	$2,150	$1.07	22d	1	0.34mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 25 events

1. 2026-06-21
   days on market $310,000 Active 26 DOM
2. 2026-06-19
   days on market $310,000 Active 24 DOM
3. 2026-06-18
   days on market $310,000 Active 23 DOM
4. 2026-06-17
   days on market $310,000 Active 22 DOM
5. 2026-06-16
   days on market $310,000 Active 21 DOM
6. 2026-06-15
   days on market $310,000 Active 20 DOM
7. 2026-06-14
   days on market $310,000 Active 18 DOM
8. 2026-06-13
   days on market $310,000 Active 17 DOM
9. 2026-06-10
   days on market $310,000 Active 15 DOM
10. 2026-06-09
    days on market $310,000 Active 14 DOM
11. 2026-06-08
    days on market $310,000 Active 13 DOM
12. 2026-06-07
    days on market $310,000 Active 12 DOM
13. 2026-06-05
    days on market $310,000 Active 9 DOM
14. 2026-06-03
    days on market $310,000 Active 8 DOM
15. 2026-06-02
    days on market $310,000 Active 7 DOM
16. 2026-06-01
    days on market $310,000 Active 6 DOM
17. 2026-05-31
    days on market $310,000 Active 5 DOM
18. 2026-05-30
    days on market $310,000 Active 4 DOM
19. 2026-05-26
    listed $310,000 Active 828-char remark

    Show marketing remark (828 chars)

    Built in 2021, this move-in ready 4 bedroom, 2 bathroom home in Stone Brook combines modern finishes, functional design, and convenient location. This Gold Fortified home features the desirable split floor plan, fresh interior paint, and an open-concept layout. The kitchen boasts granite countertops, plenty of cabinet and counter space, walk-in pantry, and stainless steel appliances. The spacious primary suite features a large walk-in closet, double vanity, and a separate shower and tub. Enjoy a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. Conveniently located near Integrity Park, Eastern Shore Center, Novelis, Downtown Mobile and quick access to I-10, this home offers easy access to shopping, dining, recreation, and commuting. Buyer to verify all information during due diligence.

20. 2026-05-26
    listed $310,000 Active

    Show marketing remark (828 chars)

    Built in 2021, this move-in ready 4 bedroom, 2 bathroom home in Stone Brook combines modern finishes, functional design, and convenient location. This Gold Fortified home features the desirable split floor plan, fresh interior paint, and an open-concept layout. The kitchen boasts granite countertops, plenty of cabinet and counter space, walk-in pantry, and stainless steel appliances. The spacious primary suite features a large walk-in closet, double vanity, and a separate shower and tub. Enjoy a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. Conveniently located near Integrity Park, Eastern Shore Center, Novelis, Downtown Mobile and quick access to I-10, this home offers easy access to shopping, dining, recreation, and commuting. Buyer to verify all information during due diligence.

21. 2022-11-30
    soldstatus $293,000 Closed 1181-char remark

    Show marketing remark (1181 chars)

    Pride in Ownership is APPARENT as you walk in the front door of this Energy Efficient, GOLD Fortified Cali Open Floor Plan home built in 2021 & located on a Corner lot w/ one of the most MAGNIFICENT Sunset VIEWS around. 4 Bedroom, 2 Bathroom, Granite throughout, Blinds & Window Sills added to all windows, Accent Walls. Kitchen features Stainless Steel Appliances (Kitchen Refrigerator Conveys), tastefully painted island for 2 tone, coffee nook, Updated light fixtures throughout plus White Cabinet w/ added. LVP in the main living area w/ carpet in bedrooms. Living room w/ upgraded ceiling fan, board & batten Decorative wall w/ Custom wood mantel. Open Back porch w/ railings, pavers, 6 ft privacy fence w/ 4 ft gate & 4 motion LED lights. 2 car garage w/ large LED Bar Added for more light, built in workbench, Hooks and painted. Spanish Fort School District, ADT Security, Video Doorbell, Smart Home Technology, located on a quiet street at the end of the neighborhood for privacy. Plus A newly announced YMCA is being built walking distance ways. This home qualifies for special no-lender fee financing. Schedule your showing today before it's sold.

22. 2022-11-30
    soldstatus $293,000

    Show marketing remark (1181 chars)

    Pride in Ownership is APPARENT as you walk in the front door of this Energy Efficient, GOLD Fortified Cali Open Floor Plan home built in 2021 & located on a Corner lot w/ one of the most MAGNIFICENT Sunset VIEWS around. 4 Bedroom, 2 Bathroom, Granite throughout, Blinds & Window Sills added to all windows, Accent Walls. Kitchen features Stainless Steel Appliances (Kitchen Refrigerator Conveys), tastefully painted island for 2 tone, coffee nook, Updated light fixtures throughout plus White Cabinet w/ added. LVP in the main living area w/ carpet in bedrooms. Living room w/ upgraded ceiling fan, board & batten Decorative wall w/ Custom wood mantel. Open Back porch w/ railings, pavers, 6 ft privacy fence w/ 4 ft gate & 4 motion LED lights. 2 car garage w/ large LED Bar Added for more light, built in workbench, Hooks and painted. Spanish Fort School District, ADT Security, Video Doorbell, Smart Home Technology, located on a quiet street at the end of the neighborhood for privacy. Plus A newly announced YMCA is being built walking distance ways. This home qualifies for special no-lender fee financing. Schedule your showing today before it's sold.

23. 2022-10-28
    status Pending 1181-char remark

    Show marketing remark (1181 chars)

    Pride in Ownership is APPARENT as you walk in the front door of this Energy Efficient, GOLD Fortified Cali Open Floor Plan home built in 2021 & located on a Corner lot w/ one of the most MAGNIFICENT Sunset VIEWS around. 4 Bedroom, 2 Bathroom, Granite throughout, Blinds & Window Sills added to all windows, Accent Walls. Kitchen features Stainless Steel Appliances (Kitchen Refrigerator Conveys), tastefully painted island for 2 tone, coffee nook, Updated light fixtures throughout plus White Cabinet w/ added. LVP in the main living area w/ carpet in bedrooms. Living room w/ upgraded ceiling fan, board & batten Decorative wall w/ Custom wood mantel. Open Back porch w/ railings, pavers, 6 ft privacy fence w/ 4 ft gate & 4 motion LED lights. 2 car garage w/ large LED Bar Added for more light, built in workbench, Hooks and painted. Spanish Fort School District, ADT Security, Video Doorbell, Smart Home Technology, located on a quiet street at the end of the neighborhood for privacy. Plus A newly announced YMCA is being built walking distance ways. This home qualifies for special no-lender fee financing. Schedule your showing today before it's sold.

24. 2022-10-24
    price $289,900 1181-char remark

    Show marketing remark (1181 chars)

    Pride in Ownership is APPARENT as you walk in the front door of this Energy Efficient, GOLD Fortified Cali Open Floor Plan home built in 2021 & located on a Corner lot w/ one of the most MAGNIFICENT Sunset VIEWS around. 4 Bedroom, 2 Bathroom, Granite throughout, Blinds & Window Sills added to all windows, Accent Walls. Kitchen features Stainless Steel Appliances (Kitchen Refrigerator Conveys), tastefully painted island for 2 tone, coffee nook, Updated light fixtures throughout plus White Cabinet w/ added. LVP in the main living area w/ carpet in bedrooms. Living room w/ upgraded ceiling fan, board & batten Decorative wall w/ Custom wood mantel. Open Back porch w/ railings, pavers, 6 ft privacy fence w/ 4 ft gate & 4 motion LED lights. 2 car garage w/ large LED Bar Added for more light, built in workbench, Hooks and painted. Spanish Fort School District, ADT Security, Video Doorbell, Smart Home Technology, located on a quiet street at the end of the neighborhood for privacy. Plus A newly announced YMCA is being built walking distance ways. This home qualifies for special no-lender fee financing. Schedule your showing today before it's sold.

25. 2022-10-10
    listed $300,000 Active 1181-char remark

    Show marketing remark (1181 chars)

    Pride in Ownership is APPARENT as you walk in the front door of this Energy Efficient, GOLD Fortified Cali Open Floor Plan home built in 2021 & located on a Corner lot w/ one of the most MAGNIFICENT Sunset VIEWS around. 4 Bedroom, 2 Bathroom, Granite throughout, Blinds & Window Sills added to all windows, Accent Walls. Kitchen features Stainless Steel Appliances (Kitchen Refrigerator Conveys), tastefully painted island for 2 tone, coffee nook, Updated light fixtures throughout plus White Cabinet w/ added. LVP in the main living area w/ carpet in bedrooms. Living room w/ upgraded ceiling fan, board & batten Decorative wall w/ Custom wood mantel. Open Back porch w/ railings, pavers, 6 ft privacy fence w/ 4 ft gate & 4 motion LED lights. 2 car garage w/ large LED Bar Added for more light, built in workbench, Hooks and painted. Spanish Fort School District, ADT Security, Video Doorbell, Smart Home Technology, located on a quiet street at the end of the neighborhood for privacy. Plus A newly announced YMCA is being built walking distance ways. This home qualifies for special no-lender fee financing. Schedule your showing today before it's sold.

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$174/yr (+$14/mo · 15.9%)

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

Taxation est. · year 1

• Rental income: $27,393
• − Mortgage interest: −$17,365
• − Property taxes: −$1,097
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − HOA: −$300
• − Depreciation: −$9,018
• Taxable loss: −$6,320
• Est. tax savings @ 24.0%: +$1,517
• After-tax cash flow: $702/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 — Spanish Fort

• Score: 73/100
• State rank: #26
• US rank: #5408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spanish Fort, AL
• County: Baldwin County · 181,514 people
• City population: 21,765
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 21,765
• Household income: $120,189
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 378.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -39.56%
• Current HPI: 234.5113
• Rent YoY: ▲ 6.52%
• 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

+3.3% since first listed

7 events — show timeline

• 2026-05-26 Listed $310,000 GCMLS AL
• 2026-05-26 Listed $310,000 BCAR
• 2022-11-30 Sold (Public Records) $293,000 Public Records
• 2022-11-30 Sold (MLS) $293,000 BCAR
• 2022-10-28 Pending — BCAR
• 2022-10-24 Price Changed $289,900 BCAR
• 2022-10-10 Listed $300,000 BCAR

Property tax history

+57.9%/yr

Latest (2025): $1,097 · +5.9% YoY. Source: county tax records.