333 Cahaba St · Foley, AL 36535

$255,000

3 bd · 2.0 ba · 1,357 sqft · SingleFamily public records · 67 Days on market

Built 2003 1.00 ac lot $188/sqft · at area comps Est $254k · at est.

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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 +15.2/30.0
• ARV discount +7.2/15.0
• DSCR +4.7/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath farmhouse-style home nestled in a peaceful cul-de-sac. This cozy, well-maintained property features a desirable split floorplan, offering both comfort and privacy. Inside, you’ll find beautiful custom built-ins that add character and functionality throughout the home. Step outside to enjoy the fully fenced backyard—perfect for relaxing or entertaining—with a storage shed that remains with the sale. Conveniently located near shopping like Hoods, and just minutes from the local hospital, this home offers the perfect blend of warmth, style, and convenience! Buyer to verify all information during due diligence.

Key facts

• Near shopping
• Split floorplan
• Custom built-ins

Tags

• CUL-DE-SAC
• SPLIT FLOORPLAN
• CUSTOM BUILT-INS
• FULLY FENCED BACKYARD
• STORAGE SHED
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $199k (21.8% below list).
• Recommended offer: $199k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: employment D+, 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: Foley Elementary School (math 22% / reading 44%, grade F, #323 of 627 statewide, top 52%, 992 students, 76% FRL); Foley Middle School (math 11% / reading 36%, grade F, #172 of 257 statewide, top 68%, 783 students, 82% FRL); Foley High School (math 24% / reading 25%, grade F, #118 of 305 statewide, top 45%, 1,578 students, 75% FRL) — zoned schools average 78% FRL vs 38% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 45% district-wide (-18 pts) — the specific schools serving this property underperform the Baldwin County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 883 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 36% 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 67 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $139k; list at $255k implies a 83% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,431 (21.8% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 22% 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. 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: 0.78% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 10.7

CMA / ARV

• ARV (median comp): $253,580
• List price: $255,000
• Delta: 0.56%
• 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
302 Cluster St	0.12mi	3/2.0	1,353 (-0%)	7mo	$250,000	$185	88
301 Cluster St	0.11mi	3/2.0	1,382 (+2%)	7mo	$248,000	$179	86
304 Cluster St	0.12mi	3/2.0	1,353 (-0%)	11mo	$251,000	$186	85
106 Oak Hollow Cir	0.13mi	3/2.0	1,419 (+5%)	8mo	$256,000	$180	80
300 Cahaba St	0.09mi	3/2.0	1,422 (+5%)	10mo	$260,000	$183	79
421 Cedar Ct	0.46mi	3/2.0	1,337 (-2%)	1mo	$234,000	$175	75
1820 N Cedar St	0.19mi	3/1.0	1,256 (-7%)	2mo	$122,000	$97	73
19568 Cheaha Dr	0.38mi	3/2.0	1,500 (+10%)	1mo	$285,000	$190	64
19580 Cheaha Dr	0.37mi	3/2.0	1,500 (+10%)	3mo	$290,000	$193	62
114 N Pine Place Dr	0.33mi	3/2.0	1,487 (+10%)	8mo	$268,000	$180	62
218 Hemingway Loop	0.34mi	3/2.0	1,506 (+11%)	5mo	$280,000	$186	61
1760 Abbey Loop	0.56mi	4/2.0 (+1)	1,497 (+10%)	4mo	$237,500	$159	48

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: -15.1%
• Equity multiple: 0.47×
• Total profit: $-38,134
• Equity at exit: $38,021

10-year hold

• IRR: -8.5%
• Equity multiple: 0.50×
• Total profit: $-35,905
• Equity at exit: $22,048

Cash invested: $71,400 (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: 883
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $89

Break-even live

Break-even rent $1,881

Max offer price $255,000

Occupancy floor 91%

Sensitivity live

Price	-10% $234	-5% $161	+0% $89	+5% $-275	+10% $-363
Rent	-10% $-68	-5% $11	+0% $89	+5% $168	+10% $247
Rate	-1.0pp $218	-0.5pp $154	base $89	+0.5pp $23	+1.0pp $-44

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1924 N Pine St Foley, AL	3.0	2.0	1630	$1,600	$0.98	23d	1	0.15mi
1701 Woodbridge Cir E Foley, AL	3.0	2.0	1622	$2,000	$1.23	15d	1	0.37mi
14654 Dayton Cir Foley, AL	4.0	2.0	1791	$2,300	$1.28	23d	1	0.74mi
14746 Dayton Cir Foley, AL	4.0	2.0	1800	$2,300	$1.28	45d	1	0.76mi
1481 Majesty Loop Foley, AL	4.0	2.0	1820	$2,200	$1.21	15d	1	0.77mi
1487 Majesty Loop Foley, AL	4.0	2.0	1820	$2,200	$1.21	15d	1	0.78mi
14843 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	15d	1	0.84mi
14836 Dayton Cir Foley, AL	4.0	2.0	1791	$2,400	$1.34	23d	1	0.85mi
134 W Satsuma Ave Foley, AL	2.0	2.0	1000	$1,400	$1.40	45d	1	0.88mi
1128 N Alston St Foley, AL	2.0	2.0	1008	$1,600	$1.59	23d	1	0.92mi
931 Gibson Ct Foley, AL	3.0	2.0	1648	$2,000	$1.21	15d	1	1.10mi
801 N Pine St Foley, AL	2.0	1.0	1041	$1,695	$1.63	45d	1	1.22mi
15293 Troon Dr Foley, AL	3.0	2.0	1560	$2,600	$1.67	15d	1	1.29mi

Listing history 27 events

1. 2026-06-21
   days on market $255,000 Active 67 DOM
2. 2026-06-19
   days on market $255,000 Active 65 DOM
3. 2026-06-18
   days on market $255,000 Active 64 DOM
4. 2026-06-17
   days on market $255,000 Active 63 DOM
5. 2026-06-16
   days on market $255,000 Active 62 DOM
6. 2026-06-15
   days on market $255,000 Active 61 DOM
7. 2026-06-14
   days on market $255,000 Active 59 DOM
8. 2026-06-13
   days on market $255,000 Active 58 DOM
9. 2026-06-10
   days on market $255,000 Active 56 DOM
10. 2026-06-09
    days on market $255,000 Active 55 DOM
11. 2026-06-08
    days on market $255,000 Active 54 DOM
12. 2026-06-07
    days on market $255,000 Active 53 DOM
13. 2026-06-05
    days on market $255,000 Active 50 DOM
14. 2026-06-03
    days on market $255,000 Active 49 DOM
15. 2026-06-02
    days on market $255,000 Active 48 DOM
16. 2026-06-01
    days on market $255,000 Active 47 DOM
17. 2026-05-31
    days on market $255,000 Active 46 DOM
18. 2026-05-30
    days on market $255,000 Active 45 DOM
19. 2026-04-13
    listed $258,000 Active 659-char remark

    Show marketing remark (659 chars)

    Charming 3-bedroom, 2-bath farmhouse-style home nestled in a peaceful cul-de-sac. This cozy, well-maintained property features a desirable split floorplan, offering both comfort and privacy. Inside, you’ll find beautiful custom built-ins that add character and functionality throughout the home. Step outside to enjoy the fully fenced backyard—perfect for relaxing or entertaining—with a storage shed that remains with the sale. Conveniently located near shopping like Hoods, and just minutes from the local hospital, this home offers the perfect blend of warmth, style, and convenience! Buyer to verify all information during due diligence.

20. 2025-09-08
    listed $259,900 Active
21. 2017-10-03
    soldstatus $139,000
22. 2017-10-02
    soldstatus $139,000
23. 2017-08-29
    listed $143,000
24. 2016-06-02
    soldstatus $137,000
25. 2016-06-02
    soldstatus $137,000
26. 2016-05-31
    soldstatus $137,000
27. 2015-12-01
    listed $139,900

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $1,046 · $87/mo
• Expected delta: +$533/yr (+$44/mo · 104.0%)

ⓘ 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 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: $23,932
• − Mortgage interest: −$14,284
• − Property taxes: −$513
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$7,418
• Taxable loss: −$3,387
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $1,884/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

+84.4% since first listed

9 events — show timeline

• 2026-04-13 Listed $258,000 BCAR
• 2025-09-08 Listed $259,900 BCAR
• 2017-10-03 Sold (Public Records) $139,000 Public Records
• 2017-10-02 Sold (MLS) $139,000 BCAR
• 2017-08-29 Listed $143,000 BCAR
• 2016-06-02 Sold (Public Records) $137,000 Public Records
• 2016-06-02 Sold (Public Records) $137,000 Public Records
• 2016-05-31 Sold (MLS) $137,000 BCAR
• 2015-12-01 Listed $139,900 BCAR

Property tax history

+3.0%/yr

Latest (2025): $513 · +2.9% YoY. Source: county tax records.