14466 Cavendish Dr · Foley, AL 36535-4913

$299,900

4 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 74 Days on market

Built 2023 0.28 ac lot $170/sqft · at area comps Est $308k · at est. $38/mo HOA · 2% 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 +8.7/15.0
• Cash flow +8.5/30.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Buyer to verify all information during due diligence.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (35.0% below list).
• Recommended offer: $195k (35.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 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 $194,809 (35.0% 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 74 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 12.8

CMA / ARV

• ARV (median comp): $307,825
• List price: $299,900
• Delta: -2.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14447 Cavendish Dr	0.04mi	4/2.0	1,768 (0%)	9mo	$370,000	$209	91
14464 Fawn Dr	0.07mi	4/2.0	1,907 (+8%)	22mo	$286,000	$150	66
14240 Spearfish Dr	0.22mi	4/2.0	1,915 (+8%)	14mo	$300,000	$157	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.23×
• Total profit: $19,205
• Equity at exit: $134,848

10-year hold

• IRR: 7.2%
• Equity multiple: 2.09×
• Total profit: $91,752
• Equity at exit: $207,817

Cash invested: $83,972 (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 36535-4913

• Active inventory: 1
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$125
• HOA: −$38
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-264

Break-even live

Break-even rent $2,282

Max offer price $253,343

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13691 Logan Pl , AL	4.0	2.0	1417	$1,995	$1.41	20d	1	1.37mi
13634 Logan Pl , AL	3.0	2.0	1281	$1,895	$1.48	20d	1	1.40mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 29 events

1. 2026-06-19
   days on market $299,900 Active 74 DOM
2. 2026-06-18
   days on market $299,900 Active 73 DOM
3. 2026-06-17
   days on market $299,900 Active 72 DOM
4. 2026-06-16
   days on market $299,900 Active 71 DOM
5. 2026-06-15
   days on market $299,900 Active 70 DOM
6. 2026-06-14
   days on market $299,900 Active 68 DOM
7. 2026-06-13
   days on market $299,900 Active 67 DOM
8. 2026-06-10
   days on market $299,900 Active 65 DOM
9. 2026-06-09
   days on market $299,900 Active 64 DOM
10. 2026-06-08
    days on market $299,900 Active 63 DOM
11. 2026-06-07
    days on market $299,900 Active 62 DOM
12. 2026-06-05
    days on market $299,900 Active 59 DOM
13. 2026-06-03
    days on market $299,900 Active 58 DOM
14. 2026-06-02
    days on market $299,900 Active 57 DOM
15. 2026-06-01
    days on market $299,900 Active 56 DOM
16. 2026-05-31
    days on market $299,900 Active 55 DOM
17. 2026-05-30
    days on market $299,900 Active 54 DOM
18. 2026-05-11
    price $299,900 53-char remark

    Show marketing remark (53 chars)

    Buyer to verify all information during due diligence.

19. 2026-04-06
    listed $309,900 Active 53-char remark

    Show marketing remark (53 chars)

    Buyer to verify all information during due diligence.

20. 2024-08-23
    historical $2,000
21. 2024-08-08
    price $2,000
22. 2024-08-08
    listed $2,150
23. 2024-06-24
    historical $2,100
24. 2024-06-08
    listed $2,100
25. 2023-03-27
    soldstatus $273,233 Closed 1295-char remark

    Show marketing remark (1295 chars)

    The ever popular Cali floor plan…4 bed/2 bath OPEN AND SPLIT floorplan. This beautiful home is being built with SMART HOME CAPABILITIES, Vinyl flooring throughout No carpet. The Kitchen features LARGE ISLAND, MOEN Faucets, Garbage Disposal, Stainless Dishwasher, Stainless Over the Range Microwave, and Stainless Smooth Top Electric Range. A LARGE Master Bedroom and Large Master Bath boasts a 5 ft. Shower, Soaking Tub, Double Vanities and Spacious Master Walk-In Closet! 10-Year LED Lighting throughout the home, vinyl clad LOW-E DOUBLE PANE WINDOWS, and 25 Year Shingles. Price includes Termite Coverage for the FIRST YEAR, Fabric Shields for the windows & doors. Completion March 23 * This home is being built to Gold FORTIFIED HomeTM certification, which may save the buyer on their homeowner’s insurance. (See Sales Representative for details. ) * * This home features our Home is Connected (SM) Smart Home Technology, which includes control panel, doorbell, smartcode lock, two smart light switches, and thermostat, all controlled by one app. (See Sales Representative for complete details on these smart home features. ) * * * Pictures are of similar home and not necessarily of subject property, including interior and exterior colors, options, and finishes.

26. 2023-03-01
    status Pending 1295-char remark

    Show marketing remark (1295 chars)

    The ever popular Cali floor plan…4 bed/2 bath OPEN AND SPLIT floorplan. This beautiful home is being built with SMART HOME CAPABILITIES, Vinyl flooring throughout No carpet. The Kitchen features LARGE ISLAND, MOEN Faucets, Garbage Disposal, Stainless Dishwasher, Stainless Over the Range Microwave, and Stainless Smooth Top Electric Range. A LARGE Master Bedroom and Large Master Bath boasts a 5 ft. Shower, Soaking Tub, Double Vanities and Spacious Master Walk-In Closet! 10-Year LED Lighting throughout the home, vinyl clad LOW-E DOUBLE PANE WINDOWS, and 25 Year Shingles. Price includes Termite Coverage for the FIRST YEAR, Fabric Shields for the windows & doors. Completion March 23 * This home is being built to Gold FORTIFIED HomeTM certification, which may save the buyer on their homeowner’s insurance. (See Sales Representative for details. ) * * This home features our Home is Connected (SM) Smart Home Technology, which includes control panel, doorbell, smartcode lock, two smart light switches, and thermostat, all controlled by one app. (See Sales Representative for complete details on these smart home features. ) * * * Pictures are of similar home and not necessarily of subject property, including interior and exterior colors, options, and finishes.

27. 2023-01-29
    price $274,333 1295-char remark

    Show marketing remark (1295 chars)

    The ever popular Cali floor plan…4 bed/2 bath OPEN AND SPLIT floorplan. This beautiful home is being built with SMART HOME CAPABILITIES, Vinyl flooring throughout No carpet. The Kitchen features LARGE ISLAND, MOEN Faucets, Garbage Disposal, Stainless Dishwasher, Stainless Over the Range Microwave, and Stainless Smooth Top Electric Range. A LARGE Master Bedroom and Large Master Bath boasts a 5 ft. Shower, Soaking Tub, Double Vanities and Spacious Master Walk-In Closet! 10-Year LED Lighting throughout the home, vinyl clad LOW-E DOUBLE PANE WINDOWS, and 25 Year Shingles. Price includes Termite Coverage for the FIRST YEAR, Fabric Shields for the windows & doors. Completion March 23 * This home is being built to Gold FORTIFIED HomeTM certification, which may save the buyer on their homeowner’s insurance. (See Sales Representative for details. ) * * This home features our Home is Connected (SM) Smart Home Technology, which includes control panel, doorbell, smartcode lock, two smart light switches, and thermostat, all controlled by one app. (See Sales Representative for complete details on these smart home features. ) * * * Pictures are of similar home and not necessarily of subject property, including interior and exterior colors, options, and finishes.

28. 2023-01-28
    price $279,925 1295-char remark

    Show marketing remark (1295 chars)

    The ever popular Cali floor plan…4 bed/2 bath OPEN AND SPLIT floorplan. This beautiful home is being built with SMART HOME CAPABILITIES, Vinyl flooring throughout No carpet. The Kitchen features LARGE ISLAND, MOEN Faucets, Garbage Disposal, Stainless Dishwasher, Stainless Over the Range Microwave, and Stainless Smooth Top Electric Range. A LARGE Master Bedroom and Large Master Bath boasts a 5 ft. Shower, Soaking Tub, Double Vanities and Spacious Master Walk-In Closet! 10-Year LED Lighting throughout the home, vinyl clad LOW-E DOUBLE PANE WINDOWS, and 25 Year Shingles. Price includes Termite Coverage for the FIRST YEAR, Fabric Shields for the windows & doors. Completion March 23 * This home is being built to Gold FORTIFIED HomeTM certification, which may save the buyer on their homeowner’s insurance. (See Sales Representative for details. ) * * This home features our Home is Connected (SM) Smart Home Technology, which includes control panel, doorbell, smartcode lock, two smart light switches, and thermostat, all controlled by one app. (See Sales Representative for complete details on these smart home features. ) * * * Pictures are of similar home and not necessarily of subject property, including interior and exterior colors, options, and finishes.

29. 2022-11-16
    listed $277,925 Active 1295-char remark

    Show marketing remark (1295 chars)

    The ever popular Cali floor plan…4 bed/2 bath OPEN AND SPLIT floorplan. This beautiful home is being built with SMART HOME CAPABILITIES, Vinyl flooring throughout No carpet. The Kitchen features LARGE ISLAND, MOEN Faucets, Garbage Disposal, Stainless Dishwasher, Stainless Over the Range Microwave, and Stainless Smooth Top Electric Range. A LARGE Master Bedroom and Large Master Bath boasts a 5 ft. Shower, Soaking Tub, Double Vanities and Spacious Master Walk-In Closet! 10-Year LED Lighting throughout the home, vinyl clad LOW-E DOUBLE PANE WINDOWS, and 25 Year Shingles. Price includes Termite Coverage for the FIRST YEAR, Fabric Shields for the windows & doors. Completion March 23 * This home is being built to Gold FORTIFIED HomeTM certification, which may save the buyer on their homeowner’s insurance. (See Sales Representative for details. ) * * This home features our Home is Connected (SM) Smart Home Technology, which includes control panel, doorbell, smartcode lock, two smart light switches, and thermostat, all controlled by one app. (See Sales Representative for complete details on these smart home features. ) * * * Pictures are of similar home and not necessarily of subject property, including interior and exterior colors, options, and finishes.

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$427/yr (+$36/mo · 53.2%)

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

Taxation est. · year 1

• Rental income: $23,377
• − Mortgage interest: −$16,799
• − Property taxes: −$802
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$456
• − Depreciation: −$8,724
• Taxable loss: −$8,645
• Est. tax savings @ 24.0%: +$2,075
• After-tax cash flow: $-1,088/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+7.9% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $299,900 BCAR
• 2026-04-06 Listed $309,900 BCAR
• 2024-08-23 Rental Removed $2,000 Avail
• 2024-08-08 Price Changed $2,000 Avail
• 2024-08-08 Listed for Rent $2,150 Avail
• 2024-06-24 Rental Removed $2,100 Avail
• 2024-06-08 Listed for Rent $2,100 Avail
• 2023-03-27 Sold (MLS) $273,233 BCAR
• 2023-03-01 Pending — BCAR
• 2023-01-29 Price Changed $274,333 BCAR
• 2023-01-28 Price Changed $279,925 BCAR
• 2022-11-16 Listed $277,925 BCAR