25806 Pollard Rd #30 · Daphne, AL 36526

$224,900

3 bd · 2.5 ba · 1,432 sqft · Townhouse public records · 298 Days on market

Built 2018 914 sqft lot $157/sqft · at area comps Est $239k · 6% under $225/mo HOA · 12% of rent

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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 +10.6/30.0
• ARV discount +10.2/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highly sought after end unit which provides additional privacy and windows in the living room which put natural light into the main living area. This large 3 bedroom 2 and a half bath townhome has been very well cared for and has some great features. It comes with Luxury Vinyl Plank flooring downstairs in the main living area and a well-appointed kitchen. The kitchen comes with stainless appliances to include Refrigerator, Stove, Dishwasher, Micro-hood and disposal. It has a solid surface countertop with a bar facing the living room. It also has a pantry and loads of countertop and cabinet space. Downstairs is a large living space a 1/2 bath and an outdoor patio area. Upstairs are the 3 bedrooms and 2 baths. The primary bedroom has ample closet space and an attached primary bathroom while the additional two bedrooms are well sized have good closet space and share a bath. Home is built to Gold Fortification Standards. The complex is gated and has a pool and clubhouse and workout facility; also included in the dues is landscaping, insurance on the buildings and termite pest control; its centrally located to everything in Daphne Al close to I-10 interstate, Restaurants, just a mile from the YMCA, and central to all Baldwin County has to offer. Buyer to verify all information during due diligence.

Key facts

• $225 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (16.8% below list).
• Recommended offer: $187k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 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); 600 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 298 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

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 $187,186 (16.8% 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 298 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (median comp): $239,076
• List price: $224,900
• Delta: -5.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25806 Pollard Rd	0.08mi	3/2.5	1,432 (0%)	11mo	$203,000	$142	88
25806 Pollard Rd #32	0.02mi	3/2.5	1,432 (0%)	14mo	$195,000	$136	87
25806 Pollard Rd #204	0.15mi	3/2.0	1,455 (+2%)	8mo	$200,000	$137	82
25806 Pollard Rd	0.08mi	3/2.0	1,432 (0%)	17mo	$206,000	$144	80
25806 Pollard Rd #115	0.15mi	3/2.0	1,331 (-7%)	7mo	$195,000	$147	73
25806 Pollard Rd #42	0.17mi	3/2.5	1,526 (+7%)	12mo	$204,900	$134	71
25806 Pollard Rd #48	0.02mi	3/2.5	1,516 (+6%)	22mo	$225,000	$148	71
25806 Pollard Rd #60	0.08mi	3/2.5	1,588 (+11%)	13mo	$204,000	$128	67
25806 Pollard Rd #200	0.15mi	3/2.0	1,330 (-7%)	23mo	$214,000	$161	60

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-45,759
• Equity at exit: $33,533

10-year hold

• IRR: -18.0%
• Equity multiple: 0.08×
• Total profit: $-58,158
• Equity at exit: $19,445

Cash invested: $62,972 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$94
• HOA: −$225
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-110

Break-even live

Break-even rent $2,011

Max offer price $205,529

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-46	+0% $-110	+5% $-173	+10% $-237
Rent	-10% $-258	-5% $-184	+0% $-110	+5% $-36	+10% $38
Rate	-1.0pp $4	-0.5pp $-52	base $-110	+0.5pp $-168	+1.0pp $-227

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,725	$1.16	23d	2	0.02mi
25806 Pollard Rd Daphne, AL	3.0	2.5	1491	$1,722	$1.16	15d	3	0.02mi
25806 Pollard Rd Daphne, AL	3.0	2.0–2.5	1459	$1,825	$1.25	45d	2	0.02mi
8160 County Road 64 Daphne, AL	1.0–3.0	1.0–2.0	1067	$1,729	$1.62	15d	17	0.15mi
8254 County Road 64 Daphne, AL	2.0	2.0	1566	$1,749	$1.12	23d	5	0.28mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	23d	1	0.70mi
8024 Irwin Loop Daphne, AL	4.0	2.0	1791	$2,195	$1.23	45d	1	0.70mi
8964 Rand Ave Daphne, AL	1.0–3.0	1.0–2.0	1183	$2,168	$1.83	15d	27	0.92mi

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: landscapingpoolsecurity

Listing history 33 events

1. 2026-06-21
   days on market $224,900 Active 298 DOM
2. 2026-06-19
   days on market $224,900 Active 296 DOM
3. 2026-06-18
   days on market $224,900 Active 295 DOM
4. 2026-06-17
   days on market $224,900 Active 294 DOM
5. 2026-06-16
   days on market $224,900 Active 293 DOM
6. 2026-06-15
   days on market $224,900 Active 292 DOM
7. 2026-06-14
   days on market $224,900 Active 290 DOM
8. 2026-06-13
   days on market $224,900 Active 289 DOM
9. 2026-06-10
   days on market $224,900 Active 287 DOM
10. 2026-06-09
    days on market $224,900 Active 286 DOM
11. 2026-06-08
    days on market $224,900 Active 285 DOM
12. 2026-06-07
    days on market $224,900 Active 284 DOM
13. 2026-06-03
    days on market $224,900 Active 280 DOM
14. 2026-06-03
    price $224,900 Active 279 DOM
15. 2026-06-02
    days on market $229,000 Active 279 DOM
16. 2026-06-01
    days on market $229,000 Active 278 DOM
17. 2026-05-31
    days on market $229,000 Active 277 DOM
18. 2026-05-30
    days on market $229,000 Active 276 DOM
19. 2025-08-27
    listed $229,000 Active 1314-char remark

    Show marketing remark (1127 chars)

    Highly sought after end unit which provides additional privacy and windows in the living room which put natural light into the main living area. This large 3 bedroom 2 and a half bath townhome has been very well cared for and has some great features. It comes with Luxury Vinyl Plank flooring downstairs in the main living area and a well-appointed kitchen. The kitchen comes with stainless appliances to include Refrigerator, Stove, Dishwasher, Micro-hood and disposal. It has a solid surface countertop with a bar facing the living room. It also has a pantry and loads of countertop and cabinet space. Downstairs is a large living space a 1/2 bath and an outdoor patio area. Upstairs are the 3 bedrooms and 2 baths. The primary bedroom has ample closet space and an attached primary bathroom while the additional two bedrooms are well sized have good closet space and share a bath. The complex is gated and has a pool and clubhouse and workout facility; its centrally located to everything in Daphne Al close to I-10 interstate, Restaurants, just a mile from the YMCA, and central to all Baldwin County has to offer.

20. 2025-08-27
    listed $229,000 Active 1127-char remark

    Show marketing remark (1127 chars)

    Highly sought after end unit which provides additional privacy and windows in the living room which put natural light into the main living area. This large 3 bedroom 2 and a half bath townhome has been very well cared for and has some great features. It comes with Luxury Vinyl Plank flooring downstairs in the main living area and a well-appointed kitchen. The kitchen comes with stainless appliances to include Refrigerator, Stove, Dishwasher, Micro-hood and disposal. It has a solid surface countertop with a bar facing the living room. It also has a pantry and loads of countertop and cabinet space. Downstairs is a large living space a 1/2 bath and an outdoor patio area. Upstairs are the 3 bedrooms and 2 baths. The primary bedroom has ample closet space and an attached primary bathroom while the additional two bedrooms are well sized have good closet space and share a bath. The complex is gated and has a pool and clubhouse and workout facility; its centrally located to everything in Daphne Al close to I-10 interstate, Restaurants, just a mile from the YMCA, and central to all Baldwin County has to offer.

21. 2025-08-22
    price $229,000 1127-char remark

    Show marketing remark (1314 chars)

    Highly sought after end unit which provides additional privacy and windows in the living room which put natural light into the main living area. This large 3 bedroom 2 and a half bath townhome has been very well cared for and has some great features. It comes with Luxury Vinyl Plank flooring downstairs in the main living area and a well-appointed kitchen. The kitchen comes with stainless appliances to include Refrigerator, Stove, Dishwasher, Micro-hood and disposal. It has a solid surface countertop with a bar facing the living room. It also has a pantry and loads of countertop and cabinet space. Downstairs is a large living space a 1/2 bath and an outdoor patio area. Upstairs are the 3 bedrooms and 2 baths. The primary bedroom has ample closet space and an attached primary bathroom while the additional two bedrooms are well sized have good closet space and share a bath. Home is built to Gold Fortification Standards. The complex is gated and has a pool and clubhouse and workout facility; also included in the dues is landscaping, insurance on the buildings and termite pest control; its centrally located to everything in Daphne Al close to I-10 interstate, Restaurants, just a mile from the YMCA, and central to all Baldwin County has to offer. Buyer to verify all information during due diligence.

22. 2025-08-22
    price $229,000 1314-char remark

    Show marketing remark (1314 chars)

    Highly sought after end unit which provides additional privacy and windows in the living room which put natural light into the main living area. This large 3 bedroom 2 and a half bath townhome has been very well cared for and has some great features. It comes with Luxury Vinyl Plank flooring downstairs in the main living area and a well-appointed kitchen. The kitchen comes with stainless appliances to include Refrigerator, Stove, Dishwasher, Micro-hood and disposal. It has a solid surface countertop with a bar facing the living room. It also has a pantry and loads of countertop and cabinet space. Downstairs is a large living space a 1/2 bath and an outdoor patio area. Upstairs are the 3 bedrooms and 2 baths. The primary bedroom has ample closet space and an attached primary bathroom while the additional two bedrooms are well sized have good closet space and share a bath. Home is built to Gold Fortification Standards. The complex is gated and has a pool and clubhouse and workout facility; also included in the dues is landscaping, insurance on the buildings and termite pest control; its centrally located to everything in Daphne Al close to I-10 interstate, Restaurants, just a mile from the YMCA, and central to all Baldwin County has to offer. Buyer to verify all information during due diligence.

23. 2025-08-21
    historical $225,000 1127-char remark

    Show marketing remark (1314 chars)

    Highly sought after end unit which provides additional privacy and windows in the living room which put natural light into the main living area. This large 3 bedroom 2 and a half bath townhome has been very well cared for and has some great features. It comes with Luxury Vinyl Plank flooring downstairs in the main living area and a well-appointed kitchen. The kitchen comes with stainless appliances to include Refrigerator, Stove, Dishwasher, Micro-hood and disposal. It has a solid surface countertop with a bar facing the living room. It also has a pantry and loads of countertop and cabinet space. Downstairs is a large living space a 1/2 bath and an outdoor patio area. Upstairs are the 3 bedrooms and 2 baths. The primary bedroom has ample closet space and an attached primary bathroom while the additional two bedrooms are well sized have good closet space and share a bath. Home is built to Gold Fortification Standards. The complex is gated and has a pool and clubhouse and workout facility; also included in the dues is landscaping, insurance on the buildings and termite pest control; its centrally located to everything in Daphne Al close to I-10 interstate, Restaurants, just a mile from the YMCA, and central to all Baldwin County has to offer. Buyer to verify all information during due diligence.

24. 2025-08-21
    historical $225,000 1314-char remark

    Show marketing remark (1314 chars)

    Highly sought after end unit which provides additional privacy and windows in the living room which put natural light into the main living area. This large 3 bedroom 2 and a half bath townhome has been very well cared for and has some great features. It comes with Luxury Vinyl Plank flooring downstairs in the main living area and a well-appointed kitchen. The kitchen comes with stainless appliances to include Refrigerator, Stove, Dishwasher, Micro-hood and disposal. It has a solid surface countertop with a bar facing the living room. It also has a pantry and loads of countertop and cabinet space. Downstairs is a large living space a 1/2 bath and an outdoor patio area. Upstairs are the 3 bedrooms and 2 baths. The primary bedroom has ample closet space and an attached primary bathroom while the additional two bedrooms are well sized have good closet space and share a bath. Home is built to Gold Fortification Standards. The complex is gated and has a pool and clubhouse and workout facility; also included in the dues is landscaping, insurance on the buildings and termite pest control; its centrally located to everything in Daphne Al close to I-10 interstate, Restaurants, just a mile from the YMCA, and central to all Baldwin County has to offer. Buyer to verify all information during due diligence.

25. 2023-07-03
    soldstatus $218,000
26. 2023-06-30
    soldstatus $218,000 Closed
27. 2023-05-24
    status Pending
28. 2023-05-11
    listed $225,000 Active
29. 2019-12-30
    soldstatus $155,000
30. 2019-12-27
    soldstatus $155,000
31. 2019-11-19
    listed $158,499
32. 2018-12-07
    soldstatus $149,900
33. 2018-07-23
    listed $159,900

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,084 · $90/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 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

Taxation est. · year 1

• Rental income: $22,462
• − Mortgage interest: −$12,598
• − Property taxes: −$1,084
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − HOA: −$2,700
• − Depreciation: −$6,543
• Taxable loss: −$5,180
• Est. tax savings @ 24.0%: +$1,243
• After-tax cash flow: $-73/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

+43.2% since first listed

15 events — show timeline

• 2025-08-27 Listed $229,000 BCAR
• 2025-08-27 Listed $229,000 GCMLS AL
• 2025-08-22 Price Changed $229,000 GCMLS AL
• 2025-08-22 Price Changed $229,000 BCAR
• 2025-08-21 Coming Soon $225,000 GCMLS AL
• 2025-08-21 Coming Soon $225,000 BCAR
• 2023-07-03 Sold (Public Records) $218,000 Public Records
• 2023-06-30 Sold (MLS) $218,000 GCMLS AL
• 2023-05-24 Pending — GCMLS AL
• 2023-05-11 Listed $225,000 GCMLS AL
• 2019-12-30 Sold (Public Records) $155,000 Public Records
• 2019-12-27 Sold (MLS) $155,000 BCAR
• 2019-11-19 Listed $158,499 BCAR
• 2018-12-07 Sold (MLS) $149,900 BCAR
• 2018-07-23 Listed $159,900 BCAR

Property tax history

+39.1%/yr

Latest (2025): $1,084 · +14.3% YoY. Source: county tax records.