Is 115 Golf Terrace Ter Unit E115 in Daphne, AL a good investment?

CashFlowRE grades it D+ with a 5.2% cap rate and $-112/mo modeled cash flow at a $125,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 115 Golf Terrace Ter Unit E115?

The modeled cap rate is 5.2% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,188/month, from CashFlowRE's rent model.

D+ Composite 45.29

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 +15.0/15.0
Cash flow +8.4/30.0
Schools +4.7/10.0
1% rule +4.5/10.0
Livability +3.8/5.0
Condition / age +3.8/5.0
Rent growth +2.9/5.0
DSCR +2.3/10.0
Appreciation +0.0/10.0

$125,000

115 Golf Terrace Ter Unit E115 · Daphne, AL 36526

1 bd · 1.0 ba · 600 sqft · SingleFamily · 28 Days on market

Built 1973 Good condition $208/sqft · 20% below area Est $156k · 20% under $187/mo HOA · 16% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Experience the ease of low-maintenance and tranquil golf course living at Golf Terrace! This beautifully positioned first-floor unit offers peaceful golf course surroundings with unbeatable access to I-10, top dining, and shopping; it's ideal as a primary residence or income-producing rental. Step inside to a sun-drenched open-concept living, dining, and kitchen area, where oversized sliding glass doors flood the space with natural light and open to a spacious private deck, perfect for morning coffee or evening relaxation. The generous primary suite features a large ensuite bath complete with a soaking tub, offering a true retreat at the end of the day.

Key facts

Private deck
Soaking tub
Easy parking

What this means for you Summary

Snapshot

This is a 1-bed/1.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
To cash-flow at today's rent, offer at most $109k (13.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (4.9% below list).
Recommended offer: $109k (13.0% below list) — sets the bar for cash-flow.
Cap rate 5.2% vs local median 4.0% 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 East Elementary School (math 44% / reading 68%, grade C+, #83 of 627 statewide, top 13%, 930 students, 40% 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) — zoned schools at 42% FRL track the district average.
Market conditions: Rents rising (+1.7%/yr); 764 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 is only 16% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
2 sale attempts 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.

Risks & watch-outs

Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,764 (13.0% below list)

Questions for the listing agent

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?
Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 5.22%
Cash-on-cash: -3.85%
DSCR: 0.83
GRM: 8.8

CMA / ARV

ARV (median comp): $156,366
List price: $125,000
Delta: -20.06%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Golf Ter Unit 1A102	0.06mi	1/1.0	600 (0%)	4mo	$115,000	$192	94
106 Golf Ter #106	0.00mi	1/1.0	600 (0%)	12mo	$110,000	$183	90
126 Golf Ter #0	0.00mi	1/1.0	600 (0%)	16mo	$116,000	$193	87
2062 N Seacliff Dr #2062	1.44mi	1/1.0	538 (-10%)	2mo	$135,000	$251	46
1078 Sea Clf N #1078	1.40mi	1/1.0	538 (-10%)	2mo	$85,000	$158	46
1083 Sea Cliff Dr N Unit B	1.41mi	1/1.0	538 (-10%)	3mo	$119,000	$221	45
2081 N Sea Cliff Dr Unit 2B	1.45mi	1/1.0	538 (-10%)	3mo	$115,000	$214	45
1064 Sea Clf N #1064	1.47mi	1/1.0	538 (-10%)	4mo	$110,000	$204	44
2089 N Seacliff Dr #2089	1.45mi	1/1.0	538 (-10%)	5mo	$120,000	$223	44
2061 N Seacliff Dr #2061	1.45mi	1/1.0	538 (-10%)	5mo	$123,000	$229	43
1061 Sea Clf N Unit 2B-1061	1.49mi	1/1.0	538 (-10%)	11mo	$119,900	$223	38
1082 N Seacliff Dr Unit 2B-1082	1.47mi	1/1.0	538 (-10%)	18mo	$130,000	$242	33

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: -24.4%
Equity multiple: 0.18×
Total profit: $-28,780
Equity at exit: $18,638

10-year hold

IRR: -24.7%
Equity multiple: -0.14×
Total profit: $-39,766
Equity at exit: $10,808

Cash invested: $35,000 (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: 764
Price-to-rent: 8.8×

Monthly cashflow live

Estimated rent: $1,188 high interval (Pro) →
Mortgage (P&I): −$656
Tax est. 1.5%: −$156 /mo · $1,875/yr
Insurance: −$52
HOA: −$187
Lot rent: −$0
Vacancy / Maint / Mgmt: −$250
Net cashflow: $-112

Break-even live

Break-even rent $1,330

Max offer price $108,764

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-69	+0% $-112	+5% $-155	+10% $-199
Rent	-10% $-206	-5% $-159	+0% $-112	+5% $-65	+10% $-18
Rate	-1.0pp $-49	-0.5pp $-80	base $-112	+0.5pp $-145	+1.0pp $-178

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: $31,250
Closing costs: $3,750
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Lake Front Dr Daphne, AL	1.0–2.0	1.0–2.5	950	$1,148	$1.21	62d	10	0.32mi
29100 N Main St Daphne, AL	1.0–2.0	1.0–2.0	576	$800	$1.39	93d	1	0.97mi
30000 Town Center Ave Spanish Fort, AL	1.0–2.0	1.0–2.0	1015	$1,347	$1.33	62d	24	1.09mi
2024 Sea Cliff Dr N Unit 2024 Daphne, AL	1.0	1.0	538	$1,750	$3.25	70d	1	1.40mi
1050 Sea Cliff Dr N Unit 1050 Daphne, AL	1.0	1.0	447	$850	$1.90	62d	1	1.40mi
1046 Sea Cliff Dr N Daphne, AL	—	1.0	447	$975	$2.18	70d	1	1.44mi

Property features AI

Finance

Other: Condominium ownership
HOA & community: Monthly association fee of $187Association covers management, common area insurance, grounds maintenance, pest control, and reserve fundsNo transfer fees

Exterior

Parking: Parking lot
Utilities: Daphne UtilitiesRiviera UtilitiesCable connected
Home design: Condo (attached)One storyResale property
Construction: Wood siding, hardboard and block constructionAbout 600 square feet (builder source)
Exterior features: Termite contractRear porchFront porchHas a viewNo waterfront

Interior

Kitchen: DishwasherGarbage disposalElectric rangeRefrigerator with ice maker
Bedrooms: Master bedroom on the main level (approximately 14.75 x 8.75)
Flooring: CarpetTile
Bathrooms: 1 full bathroom
Heating & cooling: Central electric coolingCentral electric heating
Interior features: Ceiling fansEn-suite bathroomInternet access
Laundry & utility: Common area laundry

Listing history 50 events

2026-08-08

days on market $125,000 Active 28 DOM
2026-08-07

days on market $125,000 Active 27 DOM
2026-08-06

days on market $125,000 Active 26 DOM
2026-08-05

days on market $125,000 Active 25 DOM
2026-08-04

days on market $125,000 Active 24 DOM
2026-08-03

days on market $125,000 Active 23 DOM
2026-07-31

days on market $125,000 Active 20 DOM
2026-07-30

days on market $125,000 Active 19 DOM
2026-07-29

days on market $125,000 Active 18 DOM
2026-07-27

days on market $125,000 Active 16 DOM
2026-07-25

days on market $125,000 Active 14 DOM
2026-07-24

days on market $125,000 Active 13 DOM
2026-07-23

days on market $125,000 Active 12 DOM
2026-07-22

days on market $125,000 Active 11 DOM
2026-07-21

days on market $125,000 Active 10 DOM
2026-07-18

days on market $125,000 Active 7 DOM
2026-07-16

days on market $125,000 Active 5 DOM
2026-07-16

days on market $125,000 Active 4 DOM
2026-07-14

days on market $125,000 Active 3 DOM
2026-07-13

days on market $125,000 Active 2 DOM
2026-07-11

statusdays on marketlisting id $125,000 Active 1 DOM
2026-07-06

days on market $125,000 Active Under Contract 68 DOM
2026-07-05

days on market $125,000 Active Under Contract 67 DOM
2026-07-04

days on market $125,000 Active Under Contract 66 DOM
2026-07-03

days on market $125,000 Active Under Contract 65 DOM
2026-07-02

days on market $125,000 Active Under Contract 64 DOM
2026-07-01

days on market $125,000 Active Under Contract 63 DOM
2026-06-30

days on marketlisting id $125,000 Active Under Contract 62 DOM
2026-06-30

days on marketlisting id $125,000 Active Under Contract 1 DOM
2026-06-29

days on market $125,000 Active Under Contract 61 DOM
2026-06-28

days on market $125,000 Active Under Contract 60 DOM
2026-06-28

days on market $125,000 Active Under Contract 59 DOM
2026-06-27

days on market $125,000 Active Under Contract 58 DOM
2026-06-25

days on market $125,000 Active Under Contract 56 DOM
2026-06-23

days on market $125,000 Active Under Contract 54 DOM
2026-06-21

days on market $125,000 Active Under Contract 53 DOM
2026-06-19

days on market $125,000 Active Under Contract 51 DOM
2026-06-18

days on market $125,000 Active Under Contract 50 DOM
2026-06-17

days on market $125,000 Active Under Contract 49 DOM
2026-06-16

days on market $125,000 Active Under Contract 48 DOM
2026-06-15

days on market $125,000 Active Under Contract 47 DOM
2026-06-14

days on market $125,000 Active Under Contract 45 DOM
2026-06-13

days on market $125,000 Active Under Contract 44 DOM
2026-06-10

days on market $125,000 Active Under Contract 42 DOM
2026-06-09

days on market $125,000 Active Under Contract 41 DOM
2026-06-08

days on market $125,000 Active Under Contract 40 DOM
2026-06-07

days on market $125,000 Active Under Contract 39 DOM
2026-06-05

days on market $125,000 Active Under Contract 36 DOM
2026-06-03

days on market $125,000 Active Under Contract 35 DOM
2026-06-02

days on market $125,000 Active Under Contract 34 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
🔥 Wildfire 1/10 Low
🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $14,258
− Mortgage interest: −$7,002
− Property taxes: −$1,875
− Insurance: −$625
− Repairs & maintenance: −$1,141
− Management: −$1,141
− HOA: −$2,244
− Depreciation: −$3,636
Taxable loss: −$3,406

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$817
After-tax cash flow: $-529/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $3,000–$9,000 screening

This well-maintained first-floor unit offers a peaceful golf course setting with a spacious deck and open-concept living area. A fresh coat of paint and some landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

Both Paint exterior siding — Enhances curb appeal and value ↑
Both Trim and mulch landscaping — Improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Daphne East Elementary School C+ AL #83/627 Nat'l #9,382/41,679 Middle Daphne Middle School D AL #45/257 Nat'l #5,067/14,009 High Daphne High School F AL #33/305 Nat'l #8,052/17,239

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

B Composite livability gradescore 75/100

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 · 248,264 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: 8% of renters

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
#317 Regions Financial Birmingham $8.2B
Healthcare	1	$5B
#300 Encompass Health Birmingham $5.3B

Price history

+0.0% since first listed

4 events — show timeline

2026-07-07 Listed $125,000 BCAR
2026-07-07 Delisted — BCAR
2026-05-22 Contingent — BCAR
2026-04-29 Listed $125,000 BCAR

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…