10221 Woodmere Dr · Fairhope, AL 36532

$229,000

3 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 21 Days on market

Built 1997 0.35 ac lot Est $235k · at est. $8/mo HOA

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +8.7/15.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All brick home has lots of value and move it ready. Not many properties in this good of condition in the Fairhope School District at this price. Quick access to Highway 181. New interior paint, new carpet, new HVAC and roof.

Key facts

• Usda eligible
• Cul-de-sac
• Easy access to i-10

Tags

• USDA ELIGIBLE
• CUL-DE-SAC
• FULLY FENCED BACKYARD
• OVER A THIRD OF AN ACRE
• EASY ACCESS TO I-10

Property features AI

Finance

• Other: Owner conveys mineral rights, if any
• HOA & community: Annual association fee of $100 (covers grounds maintenance); No community amenities listed

Exterior

• Parking: Single garage (1 covered space)
• Utilities: Served by Fairhope Utilities
• Home design: Single-family residence; One-story home; Resale property; Located on a cul-de-sac; Less than one acre lot; No waterfront
• Construction: Brick construction; Built-up roof; Slab foundation; Built in 2026
• Exterior features: Front porch; Fenced yard; Termite contract

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on the 1st floor
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom with tub/shower combo
• Heating & cooling: Electric heating; Central electric cooling; Ceiling fans for additional cooling
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/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 $208k (9.0% below list).
• Recommended offer: $208k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.8% in Fairhope — 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 76/100 on livability (#15 in AL, #3,577 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: J Larry Newton School (math 45% / reading 70%, grade C+, #74 of 627 statewide, top 12%, 827 students, 50% FRL); Fairhope Middle School (math 54% / reading 75%, grade A-, #3 of 257 statewide, top 1%, 777 students, 33% FRL); Fairhope High School (math 43% / reading 46%, grade F, #22 of 305 statewide, top 8%, 1,629 students, 31% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 629 active listings in the ZIP; 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 $7k 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 21 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $130k; list at $229k implies a 76% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,341 (9.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $235,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10221 Woodmere Dr	0.00mi	3/2.0	1,225 (0%)	1mo	$235,000	$192	100

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-21,783
• Equity at exit: $34,145

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $251
• Equity at exit: $19,800

Cash invested: $64,120 (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 36532

• Rents YoY: 3.0%
• Active inventory: 629
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$95
• HOA: −$8
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $244

Break-even live

Break-even rent $1,775

Max offer price $229,000

Occupancy floor 83%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 12 events

1. 2026-05-07
   status Pending
2. 2026-04-17
   historical Active Under Contract
3. 2026-04-16
   listed $229,000 Active
4. 2023-07-04
   historical
5. 2017-04-17
   soldstatus $130,012
6. 2017-04-14
   soldstatus $130,000 224-char remark

   Show marketing remark (224 chars)

   All brick home has lots of value and move it ready. Not many properties in this good of condition in the Fairhope School District at this price. Quick access to Highway 181. New interior paint, new carpet, new HVAC and roof.

7. 2017-02-01
   listed $139,900 224-char remark

   Show marketing remark (224 chars)

   All brick home has lots of value and move it ready. Not many properties in this good of condition in the Fairhope School District at this price. Quick access to Highway 181. New interior paint, new carpet, new HVAC and roof.

8. 2016-12-06
   soldstatus $118,500
9. 2016-12-01
   soldstatus $118,500 169-char remark

   Show marketing remark (169 chars)

   This home features 3 bedroom all on one level with living room and dining. The home is move in ready and seller just painted the interior, new carpet, new hvac and roof.

10. 2016-09-26
    listed $129,500 169-char remark

    Show marketing remark (169 chars)

    This home features 3 bedroom all on one level with living room and dining. The home is move in ready and seller just painted the interior, new carpet, new hvac and roof.

11. 2013-09-30
    soldstatus $85,000
12. 2013-07-03
    listed $84,900

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,001
• − Mortgage interest: −$12,828
• − Property taxes: −$1,177
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$96
• − Depreciation: −$6,662
• Taxable loss: −$906
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $3,140/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 — Fairhope

• Score: 76/100
• State rank: #15
• US rank: #3577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baldwin County · 181,514 people
• City population: 38,108
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 38,108
• Household income: $89,694
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 665.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -175.08%
• Current HPI: 299.6643
• Rent YoY: ▲ 2.95%
• 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

+169.7% since first listed

12 events — show timeline

• 2026-05-07 Pending — BCAR
• 2026-04-17 Contingent — BCAR
• 2026-04-16 Listed $229,000 BCAR
• 2023-07-04 Rental Removed — APPFOLIO
• 2017-04-17 Sold (Public Records) $130,012 Public Records
• 2017-04-14 Sold (MLS) $130,000 BCAR
• 2017-02-01 Listed $139,900 BCAR
• 2016-12-06 Sold (Public Records) $118,500 Public Records
• 2016-12-01 Sold (MLS) $118,500 BCAR
• 2016-09-26 Listed $129,500 BCAR
• 2013-09-30 Sold (MLS) $85,000 BCAR
• 2013-07-03 Listed $84,900 BCAR

Property tax history

+7.7%/yr

Latest (2025): $1,177 · +3.7% YoY. Source: county tax records.