124 Havenwood Cir · Daphne, AL 36526

$262,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 580 Days on market

Built 1983 5,227 sqft lot $249/sqft · 50% above area Est $279k · 6% under $70/mo HOA · 3% of rent ↓ 8% since listing

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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 +13.0/30.0
• ARV discount +10.0/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If seclusion is your desire this property delivers!! Located at the back of the culdesac with a wonderful left to nature back yard you’ll have lots of privacy!! Owner has had inside repainted & has new flooring downstairs & new carpets upstairs!! The master bedroom is conveniently located downstairs with en-suite bathroom—there is also a half bath near kitchen & laundry in hall leading to master! Great carport & breezeway keeps you out of the elements when arriving home -there is a great island with new hood over range !! Please excuse the remaining repair items on carport as the workers finish the few items still not completed!! All of this will be removed asap! Seller states he’ll consider all reasonable offers-Buyers use due diligence regarding any items of importance!! Sq footage is estimated by owner as he can’t recall exactly & is wrong on tax records so as per him maybe (>)(<) Seller will provide home warranty with acceptable offer!! Thanks for showing !

Key facts

• 5,227 sq ft lot
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-14 ($-163/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (23.4% below list).
• Recommended offer: $201k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% 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 Elementary School (math 37% / reading 57%, grade D-, #142 of 627 statewide, top 25%, 693 students, 53% 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).
• Market conditions: Rents rising (+1.7%/yr); 600 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 580 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,269 (23.4% 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. It's been on market 580 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (median comp): $278,517
• List price: $262,900
• Delta: -5.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 W Avon Cir	0.65mi	3/2.0	1,164 (+10%)	13mo	$229,900	$198	38

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-46,124
• Equity at exit: $39,199

10-year hold

• IRR: -12.6%
• Equity multiple: 0.29×
• Total profit: $-51,920
• Equity at exit: $22,731

Cash invested: $73,612 (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 36526

• Home prices YoY: -21.3%
• Rents YoY: 1.7%
• Active inventory: 600
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,013 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$110
• HOA: −$70
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-14

Break-even live

Break-even rent $2,030

Max offer price $260,507

Occupancy floor 96%

Sensitivity live

Price	-10% $135	-5% $61	+0% $-14	+5% $-388	+10% $-479
Rent	-10% $-173	-5% $-93	+0% $-14	+5% $66	+10% $145
Rate	-1.0pp $119	-0.5pp $53	base $-14	+0.5pp $-82	+1.0pp $-151

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: $65,725
• Closing costs: $7,887
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Cherry Cir Daphne, AL	4.0	2.0	1476	$2,200	$1.49	45d	1	0.54mi
133 Lake Front Dr Daphne, AL	1.0–2.0	1.0–2.5	950	$1,473	$1.55	15d	10	1.33mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 21 events

1. 2026-06-21
   days on market $262,900 Active 580 DOM
2. 2026-06-19
   days on market $262,900 Active 578 DOM
3. 2026-06-18
   days on market $262,900 Active 577 DOM
4. 2026-06-17
   days on market $262,900 Active 576 DOM
5. 2026-06-16
   days on market $262,900 Active 575 DOM
6. 2026-06-15
   days on market $262,900 Active 574 DOM
7. 2026-06-14
   days on market $262,900 Active 572 DOM
8. 2026-06-13
   days on market $262,900 Active 571 DOM
9. 2026-06-10
   days on market $262,900 Active 569 DOM
10. 2026-06-09
    days on market $262,900 Active 568 DOM
11. 2026-06-08
    days on market $262,900 Active 567 DOM
12. 2026-06-07
    days on market $262,900 Active 566 DOM
13. 2026-06-03
    days on market $262,900 Active 562 DOM
14. 2026-06-02
    days on market $262,900 Active 561 DOM
15. 2026-06-01
    days on market $262,900 Active 560 DOM
16. 2026-05-31
    days on market $262,900 Active 559 DOM
17. 2026-05-30
    days on market $262,900 Active 558 DOM
18. 2026-02-28
    price $262,900 1025-char remark

    Show marketing remark (1025 chars)

    If seclusion is your desire this property delivers!! Located at the back of the culdesac with a wonderful left to nature back yard you&rsquo;ll have lots of privacy!! Owner has had inside repainted &amp; has new flooring downstairs &amp; new carpets upstairs!! The master bedroom is conveniently located downstairs with en-suite bathroom&mdash;there is also a half bath near kitchen &amp; laundry in hall leading to master! Great carport &amp; breezeway keeps you out of the elements when arriving home -there is a great island with new hood over range !! Please excuse the remaining repair items on carport as the workers finish the few items still not completed!! All of this will be removed asap! Seller states he&rsquo;ll consider all reasonable offers-Buyers use due diligence regarding any items of importance!! Sq footage is estimated by owner as he can&rsquo;t recall exactly &amp; is wrong on tax records so as per him maybe (&gt;)(&lt;) Seller will provide home warranty with acceptable offer!! Thanks for showing !

19. 2025-10-16
    price $270,900 1025-char remark

    Show marketing remark (1025 chars)

    If seclusion is your desire this property delivers!! Located at the back of the culdesac with a wonderful left to nature back yard you&rsquo;ll have lots of privacy!! Owner has had inside repainted &amp; has new flooring downstairs &amp; new carpets upstairs!! The master bedroom is conveniently located downstairs with en-suite bathroom&mdash;there is also a half bath near kitchen &amp; laundry in hall leading to master! Great carport &amp; breezeway keeps you out of the elements when arriving home -there is a great island with new hood over range !! Please excuse the remaining repair items on carport as the workers finish the few items still not completed!! All of this will be removed asap! Seller states he&rsquo;ll consider all reasonable offers-Buyers use due diligence regarding any items of importance!! Sq footage is estimated by owner as he can&rsquo;t recall exactly &amp; is wrong on tax records so as per him maybe (&gt;)(&lt;) Seller will provide home warranty with acceptable offer!! Thanks for showing !

20. 2025-05-02
    price $275,900 1025-char remark

    Show marketing remark (1025 chars)

    If seclusion is your desire this property delivers!! Located at the back of the culdesac with a wonderful left to nature back yard you&rsquo;ll have lots of privacy!! Owner has had inside repainted &amp; has new flooring downstairs &amp; new carpets upstairs!! The master bedroom is conveniently located downstairs with en-suite bathroom&mdash;there is also a half bath near kitchen &amp; laundry in hall leading to master! Great carport &amp; breezeway keeps you out of the elements when arriving home -there is a great island with new hood over range !! Please excuse the remaining repair items on carport as the workers finish the few items still not completed!! All of this will be removed asap! Seller states he&rsquo;ll consider all reasonable offers-Buyers use due diligence regarding any items of importance!! Sq footage is estimated by owner as he can&rsquo;t recall exactly &amp; is wrong on tax records so as per him maybe (&gt;)(&lt;) Seller will provide home warranty with acceptable offer!! Thanks for showing !

21. 2024-11-19
    listed $285,900 Active 1025-char remark

    Show marketing remark (1025 chars)

    If seclusion is your desire this property delivers!! Located at the back of the culdesac with a wonderful left to nature back yard you&rsquo;ll have lots of privacy!! Owner has had inside repainted &amp; has new flooring downstairs &amp; new carpets upstairs!! The master bedroom is conveniently located downstairs with en-suite bathroom&mdash;there is also a half bath near kitchen &amp; laundry in hall leading to master! Great carport &amp; breezeway keeps you out of the elements when arriving home -there is a great island with new hood over range !! Please excuse the remaining repair items on carport as the workers finish the few items still not completed!! All of this will be removed asap! Seller states he&rsquo;ll consider all reasonable offers-Buyers use due diligence regarding any items of importance!! Sq footage is estimated by owner as he can&rsquo;t recall exactly &amp; is wrong on tax records so as per him maybe (&gt;)(&lt;) Seller will provide home warranty with acceptable offer!! Thanks for showing !

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$534/yr (+$44/mo · 98.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $24,152
• − Mortgage interest: −$14,726
• − Property taxes: −$544
• − Insurance: −$1,314
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$840
• − Depreciation: −$7,648
• Taxable loss: −$4,785
• Est. tax savings @ 24.0%: +$1,148
• After-tax cash flow: $986/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 — 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 · 181,514 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: 535.0

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% 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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

-8.0% since first listed

4 events — show timeline

• 2026-02-28 Price Changed $262,900 GCMLS AL
• 2025-10-16 Price Changed $270,900 GCMLS AL
• 2025-05-02 Price Changed $275,900 GCMLS AL
• 2024-11-19 Listed $285,900 GCMLS AL

Property tax history

+7.5%/yr

Latest (2025): $544 · +19.4% YoY. Source: county tax records.