11546 Whitaker Ave · Spanish Fort, AL 36527

$339,000

3 bd · 2.0 ba · 1,871 sqft · SingleFamily public records · 135 Days on market

Built 2016 0.26 ac lot $181/sqft · 15% below area Est $400k · 15% under $34/mo HOA · 2% 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).

• ARV discount +14.3/15.0
• Cash flow +7.6/30.0
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This DSLD built Solace floor plan home includes the following features: designer cabinets with 3cm granite countertops in the kitchen and bathrooms, complemented by under-mount sinks; stainless-steel appliances; deluxe trim, including crown molding, baseboards, and casings; a fireplace with a granite surround; volume ceilings; a tub and separate tiled shower in the master bathroom; and oil-rubbed bronze fixtures and hardware. The exterior showcases a Craftsman-style design with a combination of brick and siding. Buyer to verify all information during due diligence.

Key facts

• Designer cabinets
• Under-mount sinks
• Deluxe trim

Tags

• DESIGNER CABINETS
• GRANITE COUNTERTOPS
• UNDER-MOUNT SINKS
• STAINLESS-STEEL APPLIANCES
• DELUXE TRIM
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-412 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (39.0% below list).
• Recommended offer: $207k (39.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.5% in Spanish Fort — 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 73/100 on livability (#26 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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.
• Market conditions: Rents rising fast (+6.5%/yr); 331 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $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 135 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $234k; 45% 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,953 (39.0% 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 135 days. Have you received any prior offers? Is the seller open to a 39% 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 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?
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: 0.61% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.21%
• DSCR: 0.77
• GRM: 13.7

CMA / ARV

• ARV (median comp): $399,791
• List price: $339,000
• Delta: -15.21%
• 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
11533 Whitaker Ave	0.04mi	4/2.0 (+1)	1,986 (+6%)	2mo	$359,900	$181	81
11519 Lodgepole Ct	0.29mi	3/2.0	1,872 (+0%)	8mo	$344,000	$184	80
11764 Lodgepole Ct	0.10mi	3/2.0	1,820 (-3%)	14mo	$340,000	$187	79
11555 Lodgepole Ct	0.27mi	3/2.0	1,823 (-3%)	8mo	$317,000	$174	76
11697 Balsam Ct	0.38mi	3/2.0	1,895 (+1%)	12mo	$315,000	$166	70
11738 Balsam Ct	0.37mi	4/2.0 (+1)	1,783 (-5%)	4mo	$319,000	$179	67
11885 Lodgepole Ct	0.19mi	4/2.0 (+1)	2,120 (+13%)	1mo	$379,000	$179	64
30741 Bauer Ave	0.65mi	3/2.0	1,925 (+3%)	4mo	$378,000	$196	61
11964 Stroh Rd	0.59mi	3/2.5	1,829 (-2%)	10mo	$306,000	$167	58
30406 Pinyon Dr	0.34mi	4/2.0 (+1)	2,105 (+12%)	6mo	$329,900	$157	53
30770 Marcel Blvd	0.72mi	3/2.0	1,936 (+4%)	13mo	$345,000	$178	50
30879 Marcel Blvd	0.74mi	4/2.0 (+1)	2,012 (+8%)	3mo	$365,000	$181	46

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 · 6.52% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.22×
• Total profit: $-73,724
• Equity at exit: $50,546

10-year hold

• IRR: -10.0%
• Equity multiple: 0.31×
• Total profit: $-65,105
• Equity at exit: $29,311

Cash invested: $94,920 (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 36527

• Home prices YoY: -14.4%
• Rents YoY: 6.5%
• Active inventory: 331
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$141
• HOA: −$34
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-412

Break-even live

Break-even rent $2,591

Max offer price $266,250

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-316	+0% $-412	+5% $-508	+10% $-604
Rent	-10% $-575	-5% $-494	+0% $-412	+5% $-330	+10% $-248
Rate	-1.0pp $-241	-0.5pp $-326	base $-412	+0.5pp $-500	+1.0pp $-589

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11730 Madrone Ln Daphne, AL	3.0	2.0	1608	$1,895	$1.18	44d	1	0.28mi
11801 Balsam Ct Daphne, AL	4.0	2.0	1783	$2,195	$1.23	21d	1	0.35mi
31399 Spoonbill Rd Daphne, AL	4.0	3.5	2567	$2,995	$1.17	21d	1	1.14mi
10558 Eastern Shore Blvd Spanish Fort, AL	1.0–3.0	1.0–2.0	1177	$2,093	$1.78	14d	13	1.15mi
31573 Shearwater Dr Daphne, AL	4.0	2.0	1830	$1,995	$1.09	21d	1	1.37mi
31100 Falling Waters Loop Daphne, AL	2.0–4.0	1.0–2.0	1158	$1,974	$1.70	44d	1	1.39mi
29956 Saint Simon St Daphne, AL	3.0	2.0	1522	$1,900	$1.25	44d	1	1.41mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 15 events

1. 2026-05-18
   price $339,000 571-char remark

   Show marketing remark (571 chars)

   This DSLD built Solace floor plan home includes the following features: designer cabinets with 3cm granite countertops in the kitchen and bathrooms, complemented by under-mount sinks; stainless-steel appliances; deluxe trim, including crown molding, baseboards, and casings; a fireplace with a granite surround; volume ceilings; a tub and separate tiled shower in the master bathroom; and oil-rubbed bronze fixtures and hardware. The exterior showcases a Craftsman-style design with a combination of brick and siding. Buyer to verify all information during due diligence.

2. 2026-05-18
   price $342,900 571-char remark

   Show marketing remark (571 chars)

   This DSLD built Solace floor plan home includes the following features: designer cabinets with 3cm granite countertops in the kitchen and bathrooms, complemented by under-mount sinks; stainless-steel appliances; deluxe trim, including crown molding, baseboards, and casings; a fireplace with a granite surround; volume ceilings; a tub and separate tiled shower in the master bathroom; and oil-rubbed bronze fixtures and hardware. The exterior showcases a Craftsman-style design with a combination of brick and siding. Buyer to verify all information during due diligence.

3. 2026-04-28
   price $344,000 571-char remark

   Show marketing remark (571 chars)

   This DSLD built Solace floor plan home includes the following features: designer cabinets with 3cm granite countertops in the kitchen and bathrooms, complemented by under-mount sinks; stainless-steel appliances; deluxe trim, including crown molding, baseboards, and casings; a fireplace with a granite surround; volume ceilings; a tub and separate tiled shower in the master bathroom; and oil-rubbed bronze fixtures and hardware. The exterior showcases a Craftsman-style design with a combination of brick and siding. Buyer to verify all information during due diligence.

4. 2026-04-28
   price $349,000 571-char remark

   Show marketing remark (571 chars)

   This DSLD built Solace floor plan home includes the following features: designer cabinets with 3cm granite countertops in the kitchen and bathrooms, complemented by under-mount sinks; stainless-steel appliances; deluxe trim, including crown molding, baseboards, and casings; a fireplace with a granite surround; volume ceilings; a tub and separate tiled shower in the master bathroom; and oil-rubbed bronze fixtures and hardware. The exterior showcases a Craftsman-style design with a combination of brick and siding. Buyer to verify all information during due diligence.

5. 2026-03-16
   price $344,900 571-char remark

   Show marketing remark (571 chars)

   This DSLD built Solace floor plan home includes the following features: designer cabinets with 3cm granite countertops in the kitchen and bathrooms, complemented by under-mount sinks; stainless-steel appliances; deluxe trim, including crown molding, baseboards, and casings; a fireplace with a granite surround; volume ceilings; a tub and separate tiled shower in the master bathroom; and oil-rubbed bronze fixtures and hardware. The exterior showcases a Craftsman-style design with a combination of brick and siding. Buyer to verify all information during due diligence.

6. 2026-03-05
   price $349,900 571-char remark

   Show marketing remark (571 chars)

   This DSLD built Solace floor plan home includes the following features: designer cabinets with 3cm granite countertops in the kitchen and bathrooms, complemented by under-mount sinks; stainless-steel appliances; deluxe trim, including crown molding, baseboards, and casings; a fireplace with a granite surround; volume ceilings; a tub and separate tiled shower in the master bathroom; and oil-rubbed bronze fixtures and hardware. The exterior showcases a Craftsman-style design with a combination of brick and siding. Buyer to verify all information during due diligence.

7. 2026-01-12
   listed $364,900 Active 571-char remark

   Show marketing remark (571 chars)

   This DSLD built Solace floor plan home includes the following features: designer cabinets with 3cm granite countertops in the kitchen and bathrooms, complemented by under-mount sinks; stainless-steel appliances; deluxe trim, including crown molding, baseboards, and casings; a fireplace with a granite surround; volume ceilings; a tub and separate tiled shower in the master bathroom; and oil-rubbed bronze fixtures and hardware. The exterior showcases a Craftsman-style design with a combination of brick and siding. Buyer to verify all information during due diligence.

8. 2025-09-23
   price $339,900
9. 2025-08-26
   price $349,900
10. 2025-07-24
    price $359,900
11. 2025-06-23
    price $364,900
12. 2025-06-04
    price $374,000
13. 2025-05-02
    listed $379,900 Active
14. 2016-04-20
    soldstatus $234,215
15. 2016-04-08
    listed $234,215

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$265/yr (+$22/mo · 23.5%)

ⓘ 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 5/10 Major
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,834
• − Mortgage interest: −$18,989
• − Property taxes: −$1,125
• − Insurance: −$1,695
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$408
• − Depreciation: −$9,862
• Taxable loss: −$11,218
• Est. tax savings @ 24.0%: +$2,692
• After-tax cash flow: $-2,250/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 — Spanish Fort

• Score: 73/100
• State rank: #26
• US rank: #5408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spanish Fort, AL
• County: Baldwin County · 181,514 people
• City population: 21,765
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 21,765
• Household income: $120,189
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 378.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -39.56%
• Current HPI: 234.5113
• Rent YoY: ▲ 6.52%
• 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

+44.7% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $339,000 BCAR
• 2026-05-18 Price Changed $342,900 BCAR
• 2026-04-28 Price Changed $344,000 BCAR
• 2026-04-28 Price Changed $349,000 BCAR
• 2026-03-16 Price Changed $344,900 BCAR
• 2026-03-05 Price Changed $349,900 BCAR
• 2026-01-12 Listed $364,900 BCAR
• 2025-09-23 Price Changed $339,900 BCAR
• 2025-08-26 Price Changed $349,900 BCAR
• 2025-07-24 Price Changed $359,900 BCAR
• 2025-06-23 Price Changed $364,900 BCAR
• 2025-06-04 Price Changed $374,000 BCAR
• 2025-05-02 Listed $379,900 BCAR
• 2016-04-20 Sold (MLS) $234,215 BCAR
• 2016-04-08 Listed $234,215 BCAR

Property tax history

+6.4%/yr

Latest (2025): $1,125 · +3.1% YoY. Source: county tax records.