7790 Audubon Dr · Foley, AL 36535

$229,500

3 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 6 Days on market

Built 1998 4,573 sqft lot Est $231k · at est. $22/mo HOA · 1% of rent

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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 +22.5/30.0
• ARV discount +7.8/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home with private well landscaped backyard. Great location seven miles to the beach; one block off HWY 59! Updates include tiled floors, new lighting, air conditioner (4Years Old) paint and so much more. The kitchen boasts lots of cabinets and stainless steel appliances including a gas stove all less than five years old. The master suite is very nice with a huge walk in closet. Enjoy the 16X11 screened in porch with extra brick outside area for a grill. The owner personally built a custom shed which stays! Beautiful fruit and flowering trees are in the fully fenced back yard.

Key facts

• Great location
• Wood barn door
• New interior paint

Tags

• ENCLOSED BACK SUNROOM
• WOOD BARN DOOR
• GORGEOUS TILED FLOORS
• NEW INTERIOR PAINT
• GREAT LOCATION

Property features AI

Finance

• HOA & community: Annual association fee of $260; Association fee covers grounds maintenance; Transfer fees apply; No community amenities listed

Exterior

• Parking: Directions provided to property (see listing for details)
• Utilities: Public water; Public sewer (Baldwin Co Sewer Service); Natural gas connected; Electric service via Baldwin EMC; Riviera Utilities available
• Home design: Single-story home; Resale property; One level
• Construction: Vinyl siding exterior; Composition roof; Slab foundation; Built area about 1256 (per assessor)
• Exterior features: Screened porch; Storage; Fenced yard; No waterfront

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Gas range; Refrigerator with ice maker; Gas water heater (located in kitchen/appliances list)
• Bedrooms: Master bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating available; Electric heating; Natural gas heating
• Interior features: Ceiling fans; Split bedroom floor plan; No fireplace; Furnished status negotiable
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/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 $222k (3.1% below list).
• Recommended offer: $222k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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); 875 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 40% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $155k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,300 (3.1% 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 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?
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: 0.97% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $231,104
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7636 Audubon Dr	0.10mi	3/2.0	1,175 (-6%)	1mo	$208,000	$177	84
7544 Audubon Dr	0.17mi	3/2.0	1,175 (-6%)	4mo	$216,000	$184	78
7899 Audubon Dr	0.11mi	3/2.0	1,175 (-6%)	8mo	$215,000	$183	78
7946 Audubon Dr	0.16mi	3/2.0	1,175 (-6%)	12mo	$220,000	$187	72
7660 Audubon Dr	0.09mi	3/2.0	1,184 (-6%)	18mo	$209,000	$177	71
7907 Audubon Dr	0.12mi	3/2.0	1,184 (-6%)	17mo	$229,000	$193	71
8204 Carmel Cir	0.60mi	3/2.0	1,331 (+6%)	5mo	$305,000	$229	58

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-15,322
• Equity at exit: $34,219

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $7,387
• Equity at exit: $19,843

Cash invested: $64,260 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$96
• HOA: −$22
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $386

Break-even live

Break-even rent $1,734

Max offer price $229,500

Occupancy floor 78%

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Burnston Way Foley, AL	4.0	2.0	1768	$2,175	$1.23	43d	1	0.23mi
224 Fulham Ln Foley, AL	4.0	2.0	1787	$2,100	$1.18	13d	1	0.30mi
20215 Edison Ave Foley, AL	1.0–3.0	1.0–2.0	1008	$1,950	$1.93	13d	53	0.44mi
8088 Carmel Cir Foley, AL	3.0	2.0	1693	$2,300	$1.36	13d	1	0.55mi
263 Preston Way Gulf Shores, AL	4.0	2.0	1787	$2,400	$1.34	13d	1	0.87mi
392 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	21d	1	1.07mi
452 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	21d	1	1.07mi
417 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,500	$1.36	13d	1	1.07mi
3855 Stardust Dr Foley, AL	2.0–3.0	2.0–3.0	1533	$2,200	$1.43	21d	1	1.43mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: gas

Listing history 7 events

1. 2026-06-19
   days on market $229,500 Active 6 DOM
2. 2026-06-18
   days on market $229,500 Active 5 DOM
3. 2026-06-17
   days on market $229,500 Active 4 DOM
4. 2026-06-16
   days on market $229,500 Active 3 DOM
5. 2026-06-15
   days on market $229,500 Active 2 DOM
6. 2026-06-14
   remarks 697-char remark
7. 2026-06-14
   listed $229,500 Active 1 DOM

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $941 · $78/mo
• Expected delta: +$355/yr (+$30/mo · 60.6%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,676
• − Mortgage interest: −$12,856
• − Property taxes: −$586
• − Insurance: −$1,148
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − HOA: −$264
• − Depreciation: −$6,676
• Taxable income: $878
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $4,423/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

• 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

+88.1% since first listed

8 events — show timeline

• 2026-06-11 Listed $229,500 BCAR
• 2020-03-19 Sold (Public Records) $155,000 Public Records
• 2020-03-16 Sold (MLS) $155,000 BCAR
• 2019-12-16 Listed $159,000 BCAR
• 2014-03-11 Sold (Public Records) $92,300 Public Records
• 2014-02-26 Sold (MLS) $92,000 BCAR
• 2014-01-07 Listed $95,000 BCAR
• 2005-04-15 Sold (Public Records) $122,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $586 · +9.3% YoY. Source: county tax records.