7566 Audubon Dr · Foley, AL 36535-4030

$209,999

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 6 Days on market

Built 1996 3,920 sqft lot $177/sqft · 12% below area Est $238k · 12% under $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 +16.0/30.0
• ARV discount +12.8/15.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don't Miss out on an opportunity to own a little slice of paradise!This 3/2 Home located just minutes from Foley’s top attractions, Sandy White Beaches, The Wharf, OWA entertainment district, and Tanger Outlets. A short 10-minute drive will take you to the stunning Alabama coastline which offers exceptional marinas, waterfront dining, and some of the best deep-sea and backwater fishing on the Coast. Whatever you're looking for Foley, Alabama truly has it all! Call today to set up your private showing. Buyer to verify all information during due diligence. Ask about Seller credits available! Buyer to verify all information during due diligence.

Key facts

• 3,920 sq ft lot
• Built 1996
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $200k (5.0% below list).
• Recommended offer: $200k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: schools D+, employment D+, amenities 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.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,603 (5.0% 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: 0.95% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (median comp): $238,025
• List price: $209,999
• Delta: -11.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7636 Audubon Dr	0.07mi	3/2.0	1,175 (-1%)	1mo	$208,000	$177	95
7544 Audubon Dr	0.04mi	3/2.0	1,175 (-1%)	4mo	$216,000	$184	94
7899 Audubon Dr	0.06mi	3/2.0	1,175 (-1%)	8mo	$215,000	$183	90
7946 Audubon Dr	0.07mi	3/2.0	1,175 (-1%)	12mo	$220,000	$187	85
7907 Audubon Dr	0.05mi	3/2.0	1,184 (0%)	17mo	$229,000	$193	83
7660 Audubon Dr	0.10mi	3/2.0	1,184 (0%)	18mo	$209,000	$177	80
7675 Audubon Dr	0.11mi	2/2.0 (-1)	1,051 (-11%)	18mo	$214,000	$204	56
8204 Carmel Cir	0.59mi	3/2.0	1,331 (+12%)	5mo	$305,000	$229	48

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: 9.5%
• Equity multiple: 1.54×
• Total profit: $31,940
• Equity at exit: $94,425

10-year hold

• IRR: 11.9%
• Equity multiple: 2.78×
• Total profit: $104,548
• Equity at exit: $145,520

Cash invested: $58,800 (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 36535-4030

• Active inventory: 1
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$87
• HOA: −$22
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $104

Break-even live

Break-even rent $1,865

Max offer price $209,999

Occupancy floor 90%

Sensitivity live

Price	-10% $249	-5% $176	+0% $104	+5% $31	+10% $-42
Rent	-10% $-54	-5% $25	+0% $104	+5% $182	+10% $261
Rate	-1.0pp $209	-0.5pp $157	base $104	+0.5pp $49	+1.0pp $-6

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20215 Edison Ave Foley, AL	1.0–3.0	1.0–2.0	1008	$1,950	$1.93	14d	53	0.37mi
3855 Stardust Dr Foley, AL	2.0–3.0	2.0–3.0	1533	$2,200	$1.43	22d	1	1.50mi

HOA detail

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

Listing history 2 events

1. 2026-05-13
   status Pending 656-char remark
2. 2026-05-07
   listed $209,999 Active 656-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $23,952
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − HOA: −$264
• − Depreciation: −$6,109
• Taxable loss: −$2,216
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $1,775/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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