1304 Majesty Loop · Foley, AL 36535

$277,500

3 bd · 2.0 ba · 1,569 sqft · SingleFamily public records · 82 Days on market

Built 2014 6,359 sqft lot $177/sqft · at area comps Est $278k · at est. $27/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 +12.4/30.0
• ARV discount +7.6/15.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in the desirable Heather Terrace community. This home features an open layout with a spacious kitchen complete with stainless steel appliances, ideal for everyday living and entertaining. Improvements include: new paint throughout, new floors, and new faucets in kitchen and bathrooms. The primary suite includes two walk-in closets, a large garden tub, and a separate walk-in shower, providing a relaxing retreat. Step outside to a large fenced backyard with a covered patio, perfect for outdoor gatherings or enjoying quiet evenings. Conveniently located near downtown Foley with easy access to the Beach Express, short drive to the beach, shopping, and dining. Buyer to verify all information during due diligence.

Key facts

• Walk-in closets
• Large garden tub
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSETS
• LARGE GARDEN TUB
• SEPARATE WALK-IN SHOWER
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-46 ($-551/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (25.9% below list).
• Recommended offer: $206k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $8k 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 82 days — a 6% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,598 (25.9% 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 82 days. Have you received any prior offers? Is the seller open to a 26% 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 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?
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: 0.74% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

• ARV (median comp): $278,064
• List price: $277,500
• Delta: -0.20%
• 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
1553 Majesty Loop	0.06mi	3/2.0	1,496 (-5%)	2mo	$254,000	$170	88
129 Pennbrooke Loop	0.33mi	3/2.0	1,663 (+6%)	1mo	$270,000	$162	74
949 Ashville Cir	0.55mi	3/2.0	1,561 (-0%)	2mo	$324,789	$208	72
1752 Breckinridge Pl	0.55mi	3/2.0	1,561 (-0%)	3mo	$322,822	$207	71
1375 Surrey Loop	0.24mi	3/2.0	1,745 (+11%)	3mo	$318,000	$182	68
1500 N Cedar St	0.42mi	3/2.0	1,680 (+7%)	1mo	$235,000	$140	68
1464 Surrey Loop	0.34mi	3/2.0	1,756 (+12%)	2mo	$262,500	$149	62
957 Ashville Cir	0.57mi	3/2.0	1,660 (+6%)	2mo	$322,265	$194	62
1234 Surrey Loop	0.30mi	3/2.0	1,787 (+14%)	2mo	$270,000	$151	61
117 Pennbrooke Loop	0.42mi	3/2.0	1,760 (+12%)	3mo	$275,000	$156	58
421 Cedar Ct	0.53mi	3/2.0	1,337 (-15%)	1mo	$234,000	$175	50
825 Sumter Loop	0.66mi	3/2.0	1,779 (+13%)	3mo	$343,767	$193	45

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-50,445
• Equity at exit: $41,376

10-year hold

• IRR: -13.5%
• Equity multiple: 0.25×
• Total profit: $-57,930
• Equity at exit: $23,993

Cash invested: $77,700 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$1,455
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$116
• HOA: −$27
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-46

Break-even live

Break-even rent $2,114

Max offer price $269,391

Occupancy floor 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: $69,375
• Closing costs: $8,325
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1487 Majesty Loop Foley, AL	4.0	2.0	1820	$2,200	$1.21	13d	1	0.16mi
1481 Majesty Loop Foley, AL	4.0	2.0	1820	$2,200	$1.21	13d	1	0.18mi
931 Gibson Ct Foley, AL	3.0	2.0	1648	$2,000	$1.21	13d	1	0.23mi
1701 Woodbridge Cir E Foley, AL	3.0	2.0	1622	$2,000	$1.23	13d	1	0.66mi
825 Ginger Lee St Foley, AL	4.0	2.0	1848	$1,995	$1.08	43d	1	0.69mi
1924 N Pine St Foley, AL	3.0	2.0	1630	$1,600	$0.98	20d	1	0.87mi
527 W Rose Ave Foley, AL	4.0	2.0	1700	$1,850	$1.09	43d	1	0.93mi
525 W Rose Ave Unit Na Foley, AL	4.0	2.0	1692	$1,800	$1.06	43d	1	0.93mi
216 W Rose Ave Foley, AL	4.0	2.0	2000	$2,200	$1.10	43d	1	1.08mi
106 S Beech St Foley, AL	2.0	2.0	1638	$1,400	$0.85	20d	1	1.12mi
116 S Elm St Unit 116 Foley, AL	3.0	2.0	1125	$1,350	$1.20	44d	1	1.13mi
1802 Cashew Cir Foley, AL	2.0–5.0	2.0–2.5	1702	$2,084	$1.22	43d	1	1.15mi
503 S Cedar St Foley, AL	2.0	2.0	1200	$1,600	$1.33	43d	1	1.50mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 24 events

1. 2026-06-19
   days on market $277,500 Active 82 DOM
2. 2026-06-18
   days on market $277,500 Active 81 DOM
3. 2026-06-17
   days on market $277,500 Active 80 DOM
4. 2026-06-16
   days on market $277,500 Active 79 DOM
5. 2026-06-15
   days on market $277,500 Active 78 DOM
6. 2026-06-14
   days on market $277,500 Active 76 DOM
7. 2026-06-13
   days on market $277,500 Active 75 DOM
8. 2026-06-10
   days on market $277,500 Active 73 DOM
9. 2026-06-09
   days on market $277,500 Active 72 DOM
10. 2026-06-08
    days on market $277,500 Active 71 DOM
11. 2026-06-07
    pricedays on market $277,500 Active 70 DOM
12. 2026-06-05
    days on market $282,500 Active 67 DOM
13. 2026-06-03
    days on market $282,500 Active 66 DOM
14. 2026-06-02
    days on market $282,500 Active 65 DOM
15. 2026-06-01
    days on market $282,500 Active 64 DOM
16. 2026-05-31
    days on market $282,500 Active 63 DOM
17. 2026-05-30
    days on market $282,500 Active 62 DOM
18. 2026-03-29
    listed $282,500 Active 831-char remark

    Show marketing remark (831 chars)

    Welcome to this well-maintained 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in the desirable Heather Terrace community. This home features an open layout with a spacious kitchen complete with stainless steel appliances, ideal for everyday living and entertaining. Improvements include: new paint throughout, new floors, and new faucets in kitchen and bathrooms. The primary suite includes two walk-in closets, a large garden tub, and a separate walk-in shower, providing a relaxing retreat. Step outside to a large fenced backyard with a covered patio, perfect for outdoor gatherings or enjoying quiet evenings. Conveniently located near downtown Foley with easy access to the Beach Express, short drive to the beach, shopping, and dining. Buyer to verify all information during due diligence.

19. 2022-05-11
    soldstatus $260,000
20. 2022-05-09
    soldstatus $260,000 Closed 332-char remark

    Show marketing remark (332 chars)

    0% DOWN, USDA ELIGIBLE AREA!!! 3 bed, 2 bath cottage ready for its new owners! Stained and scored concrete floors in the main living area and primary bedroom! Beautiful home in highly sought after Heather Terrace subdivision! Contact your favorite agent today for your private tour! Professional photography uploaded 4/19/2022.

21. 2022-04-16
    status Pending 332-char remark

    Show marketing remark (332 chars)

    0% DOWN, USDA ELIGIBLE AREA!!! 3 bed, 2 bath cottage ready for its new owners! Stained and scored concrete floors in the main living area and primary bedroom! Beautiful home in highly sought after Heather Terrace subdivision! Contact your favorite agent today for your private tour! Professional photography uploaded 4/19/2022.

22. 2022-04-15
    listed $259,900 Active 332-char remark

    Show marketing remark (332 chars)

    0% DOWN, USDA ELIGIBLE AREA!!! 3 bed, 2 bath cottage ready for its new owners! Stained and scored concrete floors in the main living area and primary bedroom! Beautiful home in highly sought after Heather Terrace subdivision! Contact your favorite agent today for your private tour! Professional photography uploaded 4/19/2022.

23. 2014-07-30
    soldstatus $143,500
24. 2013-11-12
    listed $143,500

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $1,138 · $95/mo
• Expected delta: +$271/yr (+$23/mo · 31.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,672
• − Mortgage interest: −$15,544
• − Property taxes: −$867
• − Insurance: −$1,388
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$324
• − Depreciation: −$8,073
• Taxable loss: −$5,471
• Est. tax savings @ 24.0%: +$1,313
• After-tax cash flow: $762/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

+96.9% since first listed

7 events — show timeline

• 2026-03-29 Listed $282,500 BCAR
• 2022-05-11 Sold (Public Records) $260,000 Public Records
• 2022-05-09 Sold (MLS) $260,000 BCAR
• 2022-04-16 Pending — BCAR
• 2022-04-15 Listed $259,900 BCAR
• 2014-07-30 Sold (MLS) $143,500 BCAR
• 2013-11-12 Listed $143,500 BCAR

Property tax history

+34.2%/yr

Latest (2025): $867 · +5.0% YoY. Source: county tax records.