26960 Spyglass Dr · Orange Beach, AL 36561

$343,500

3 bd · 2.5 ba · 1,516 sqft · Townhouse public records · 36 Days on market

Built 2020 1,120 sqft lot $227/sqft · 7% below area Est $353k · at est. $289/mo HOA · 9% of rent

---

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 +15.7/30.0
• ARV discount +8.7/15.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this great townhome in the heart of Orange Beach. Close to restaurants, shopping, activities, and only 3 miles to the most beautiful white sand BEACHES! Spyglass includes a lovely community pool with fountains to enjoy on those hot summer days. This home is quite spacious with 3 bedrooms 2 1/2 baths. The home's features include 9 foot ceilings, luxury vinyl plank flooring on the first floor and in bathrooms, granite counter tops in the kitchen and bathrooms, Stainless Steel appliances, one car garage, and so much more! The townhome is GOLD FORTIFIED which saves on homeowner’s insurance. SMART HOME upgrades include control panel, doorbell camera, electronic lock, two smart light switches, Garage door and thermostat that can be controlled from your smartphone!

Key facts

• Amazing dining
• Spyglass community
• Close to beach

Tags

• SPYGLASS COMMUNITY
• CLOSE TO BEACH
• BOAT RAMP
• AMAZING DINING

Property features AI

Finance

• Other: Listing provided by EXIT Realty Gulf Shores
• HOA & community: Monthly association fee of $289; Association covers management, common area insurance, grounds maintenance, clubhouse, and pool; Community features include pool (outdoor), clubhouse, BBQ area, and fencing; No transfer fees

Exterior

• Parking: Single garage (1 covered space)
• Utilities: Public water and sewer (standard community connections)
• Home design: Townhouse; Attached property; Two levels; Resale
• Construction: Built with hardboard and wood frame construction; Composition roof with fortified roof; Whole/full ownership
• Exterior features: Community/association pool; Community BBQ area; Fencing; Less than 1 acre lot; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator with ice maker
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric service provided by Baldwin EMC
• Interior features: No fireplace; Termite contract

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $344k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $325k (5.5% below list).
• Recommended offer: $325k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 0.2% in Orange Beach — 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 (#17 in AL, #3,891 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, commute F.
• Market conditions: 87 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 40% of the median local income ($98k/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 $10k 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 36 days — a 3% lower offer ($333k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $296k; 16% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,733 (5.5% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $353,267
• List price: $343,500
• Delta: -2.76%
• 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
26954 Spyglass Dr	0.01mi	3/2.5	1,516 (0%)	4mo	$320,000	$211	96
26941 Spyglass Dr	0.05mi	3/2.5	1,500 (-1%)	2mo	$345,000	$230	94
26940 Spyglass Dr	0.04mi	3/2.5	1,451 (-4%)	1mo	$335,000	$231	90
26996 Spyglass Dr	0.07mi	3/2.5	1,451 (-4%)	1mo	$355,000	$245	89
27282 Canal Rd #104	0.35mi	3/3.0	1,423 (-6%)	4mo	$649,000	$456	68
27282 Canal Rd #207	0.35mi	4/3.0 (+1)	1,604 (+6%)	1mo	$725,000	$452	66
4551 Walker Key Blvd Unit G4	0.26mi	2/2.0 (-1)	1,388 (-8%)	4mo	$468,000	$337	64
4615 Nancy Ln #8	0.66mi	3/2.5	1,618 (+7%)	3mo	$390,000	$241	56
27580 Canal Rd #1504	0.63mi	2/2.0 (-1)	1,308 (-14%)	2mo	$660,000	$505	39
27580 Canal Rd #1210	0.63mi	2/2.0 (-1)	1,308 (-14%)	3mo	$699,999	$535	38
27582 Canal Rd #2310	0.69mi	2/2.0 (-1)	1,308 (-14%)	3mo	$575,000	$440	35
27582 Canal Rd #2110	0.69mi	2/2.0 (-1)	1,308 (-14%)	4mo	$570,000	$436	35

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-46,014
• Equity at exit: $51,217

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-27,438
• Equity at exit: $29,700

Cash invested: $96,180 (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 36561

• Active inventory: 87
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,247 high
• Mortgage (P&I): −$1,801
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$143
• HOA: −$289
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $150

Break-even live

Break-even rent $3,057

Max offer price $343,500

Occupancy floor 90%

Sensitivity live

Price	-10% $345	-5% $248	+0% $150	+5% $53	+10% $-44
Rent	-10% $-106	-5% $22	+0% $150	+5% $279	+10% $407
Rate	-1.0pp $323	-0.5pp $238	base $150	+0.5pp $61	+1.0pp $-29

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: $85,875
• Closing costs: $10,305
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4532 Walker Key Blvd Unit F-1 Orange Beach, AL	3.0	2.0	1258	$3,250	$2.58	44d	1	0.30mi
27481 Canal Rd Orange Beach, AL	3.0	3.0	1741	$3,450	$1.98	44d	1	0.49mi
4216 Antigua Ct Orange Beach, AL	4.0	3.5	1718	$3,200	$1.86	44d	1	0.81mi
25624 W Perdido Ave Orange Beach, AL	2.0	2.0	1170	$1,580	$1.35	14d	3	1.36mi
4681 Casablanca Dr Orange Beach, AL	3.0	3.0	2011	$3,250	$1.62	44d	1	1.50mi

HOA detail

• Monthly dues: $289 · $3,468/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-19
   days on market $343,500 Active 36 DOM
2. 2026-06-18
   days on market $343,500 Active 35 DOM
3. 2026-06-17
   days on market $343,500 Active 34 DOM
4. 2026-06-16
   days on market $343,500 Active 33 DOM
5. 2026-06-15
   days on market $343,500 Active 32 DOM
6. 2026-06-14
   days on market $343,500 Active 30 DOM
7. 2026-06-13
   days on market $343,500 Active 29 DOM
8. 2026-06-10
   days on market $343,500 Active 27 DOM
9. 2026-06-09
   days on market $343,500 Active 26 DOM
10. 2026-06-08
    days on market $343,500 Active 25 DOM
11. 2026-06-07
    days on market $343,500 Active 24 DOM
12. 2026-06-05
    days on market $343,500 Active 21 DOM
13. 2026-06-03
    days on market $343,500 Active 20 DOM
14. 2026-06-02
    days on market $343,500 Active 19 DOM
15. 2026-06-01
    days on market $343,500 Active 18 DOM
16. 2026-05-31
    days on market $343,500 Active 17 DOM
17. 2026-05-30
    days on market $343,500 Active 16 DOM
18. 2026-05-14
    listed $343,500 Active 519-char remark
19. 2024-06-10
    historical $2,500
20. 2024-05-29
    listed $2,500
21. 2022-02-15
    soldstatus $295,900
22. 2022-02-11
    soldstatus $295,900 Closed 789-char remark

    Show marketing remark (789 chars)

    Come check out this great townhome in the heart of Orange Beach. Close to restaurants, shopping, activities, and only 3 miles to the most beautiful white sand BEACHES! Spyglass includes a lovely community pool with fountains to enjoy on those hot summer days. This home is quite spacious with 3 bedrooms 2 1/2 baths. The home's features include 9 foot ceilings, luxury vinyl plank flooring on the first floor and in bathrooms, granite counter tops in the kitchen and bathrooms, Stainless Steel appliances, one car garage, and so much more! The townhome is GOLD FORTIFIED which saves on homeowner’s insurance. SMART HOME upgrades include control panel, doorbell camera, electronic lock, two smart light switches, Garage door and thermostat that can be controlled from your smartphone!

23. 2021-12-23
    status Pending 789-char remark

    Show marketing remark (789 chars)

    Come check out this great townhome in the heart of Orange Beach. Close to restaurants, shopping, activities, and only 3 miles to the most beautiful white sand BEACHES! Spyglass includes a lovely community pool with fountains to enjoy on those hot summer days. This home is quite spacious with 3 bedrooms 2 1/2 baths. The home's features include 9 foot ceilings, luxury vinyl plank flooring on the first floor and in bathrooms, granite counter tops in the kitchen and bathrooms, Stainless Steel appliances, one car garage, and so much more! The townhome is GOLD FORTIFIED which saves on homeowner’s insurance. SMART HOME upgrades include control panel, doorbell camera, electronic lock, two smart light switches, Garage door and thermostat that can be controlled from your smartphone!

24. 2021-12-10
    listed $295,900 Active 789-char remark

    Show marketing remark (789 chars)

    Come check out this great townhome in the heart of Orange Beach. Close to restaurants, shopping, activities, and only 3 miles to the most beautiful white sand BEACHES! Spyglass includes a lovely community pool with fountains to enjoy on those hot summer days. This home is quite spacious with 3 bedrooms 2 1/2 baths. The home's features include 9 foot ceilings, luxury vinyl plank flooring on the first floor and in bathrooms, granite counter tops in the kitchen and bathrooms, Stainless Steel appliances, one car garage, and so much more! The townhome is GOLD FORTIFIED which saves on homeowner’s insurance. SMART HOME upgrades include control panel, doorbell camera, electronic lock, two smart light switches, Garage door and thermostat that can be controlled from your smartphone!

25. 2021-03-16
    listed $255,000
26. 2020-09-28
    soldstatus $225,900
27. 2020-05-31
    listed $219,900

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $2,179 · $182/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 ≥104°F today · 23 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: $38,968
• − Mortgage interest: −$19,241
• − Property taxes: −$2,179
• − Insurance: −$1,718
• − Repairs & maintenance: −$3,117
• − Management: −$3,117
• − HOA: −$3,468
• − Depreciation: −$9,993
• Taxable loss: −$3,866
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $2,732/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)

No district data.

Livability — Orange Beach

• Score: 75/100
• State rank: #17
• US rank: #3891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange Beach, AL
• County: Baldwin County · 181,514 people
• City population: 9,528
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 9,528
• Household income: $98,295
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 179.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Black 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 4% Slovak 4% Russian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 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: ▼ -219.50%
• Current HPI: 270.8382
• Rent YoY: —
• 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

+56.2% since first listed

10 events — show timeline

• 2026-05-14 Listed $343,500 BCAR
• 2024-06-10 Rental Removed $2,500 BCAR
• 2024-05-29 Listed for Rent $2,500 BCAR
• 2022-02-15 Sold (Public Records) $295,900 Public Records
• 2022-02-11 Sold (MLS) $295,900 BCAR
• 2021-12-23 Pending — BCAR
• 2021-12-10 Listed $295,900 BCAR
• 2021-03-16 Listed $255,000 BCAR
• 2020-09-28 Sold (MLS) $225,900 BCAR
• 2020-05-31 Listed $219,900 BCAR

Property tax history

+36.0%/yr

Latest (2025): $2,179 · +208.8% YoY. Source: county tax records.