DELILAH Plan · Fairhope, AL 36532

$296,800

3 bd · 2.0 ba · 1,281 sqft · SingleFamily · 56 Days on market

Good condition Garage

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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 +10.7/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

We invite you to check out the Delilah, a charming one-story floorplan located in our brand-new Cottonwood Estates community in Fairhope, Alabama. This home offers 3 bedrooms, 2 bathrooms, and 1,281 square feet of thoughtfully designed living space. The open-concept layout is perfect for modern living, optimizing both functionality and flow. The home includes a convenient one-car garage and durable EVP flooring. As you enter this home, you'll find two cozy bedrooms, with a bathroom conveniently placed between them, on one side of the home, and the garage on the other.

Key facts

• Central island
• One story floorplan
• Keyless entry

Tags

• ONE STORY FLOORPLAN
• OPEN CONCEPT LAYOUT
• SPACIOUS KITCHEN
• CENTRAL ISLAND
• SMART HOME CONNECT TECHNOLOGY
• KEYLESS ENTRY

🏗️ New construction. The $296,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,675.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $297k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (16.7% below list).
• Recommended offer: $247k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.9% in Fairhope — 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 76/100 on livability (#15 in AL, #3,577 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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: J Larry Newton School (math 45% / reading 70%, grade C+, #74 of 627 statewide, top 12%, 827 students, 50% FRL); Fairhope Middle School (math 54% / reading 75%, grade A-, #3 of 257 statewide, top 1%, 777 students, 33% FRL); Fairhope High School (math 43% / reading 46%, grade F, #22 of 305 statewide, top 8%, 1,629 students, 31% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 859 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 33% of the median local income ($90k/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 $9k 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 56 days — a 3% lower offer ($288k) is reasonable based on typical stale-listing flexibility.

Recommended offer $247,327 (16.7% 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 56 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $303,675
• List price: $296,800
• Delta: -2.26%
• 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
16817 Tigris Dr	0.06mi	3/2.0	1,281 (0%)	3mo	$295,424	$231	94
16291 Tigris Dr	0.16mi	3/2.0	1,281 (0%)	7mo	$289,900	$226	87
16233 Tigris Dr	0.20mi	3/2.0	1,281 (0%)	10mo	$276,900	$216	82
16310 Tigris Dr	0.14mi	3/2.0	1,281 (0%)	14mo	$289,324	$226	81
16145 Tigris Dr	0.20mi	3/2.0	1,443 (+13%)	1mo	$332,448	$230	68
16250 Tigris Dr	0.19mi	3/2.0	1,430 (+12%)	8mo	$301,037	$211	65
16348 Tigris Dr	0.12mi	3/2.0	1,443 (+13%)	10mo	$290,675	$201	65
16255 Tigris Dr	0.18mi	4/2.0 (+1)	1,410 (+10%)	6mo	$304,461	$216	65
16313 Tigris Dr	0.14mi	4/2.0 (+1)	1,417 (+11%)	9mo	$295,450	$209	64
16300 Tigris Dr	0.15mi	3/2.0	1,443 (+13%)	12mo	$271,900	$188	62
16279 Tigris Dr	0.17mi	3/2.0	1,430 (+12%)	13mo	$299,036	$209	62
16221 Tigris Dr	0.20mi	4/2.0 (+1)	1,417 (+11%)	9mo	$302,961	$214	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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-58,515
• Equity at exit: $45,279

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-63,183
• Equity at exit: $26,256

Cash invested: $85,029 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 6 under contract
• Months of supply: 32.0 mo (3%/mo absorbed)
• Median asking: $309,900 ($214/sqft)
• Median days on market: 56 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +10.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36532

• Rents YoY: 3.0%
• Active inventory: 859
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$1,593
• Tax est. 1.5%: −$380 /mo · $4,555/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-145

Break-even live

Break-even rent $2,656

Max offer price $282,730

Occupancy floor —

Sensitivity live

Price	-10% $65	-5% $-40	+0% $-145	+5% $-250	+10% $-355
Rent	-10% $-340	-5% $-242	+0% $-145	+5% $-47	+10% $51
Rate	-1.0pp $8	-0.5pp $-68	base $-145	+0.5pp $-223	+1.0pp $-303

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: $75,919
• Closing costs: $9,110
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16216 Tigris Dr Fairhope, AL	4.0	2.0	1417	$3,700	$2.61	62d	1	0.20mi

Property features AI

Finance

• Other: Listing status: ActivePlan name: DELILAHInventory type: Plan
• Financial info: List price available: $293,400
• HOA & community: HOA/community details not provided

Exterior

• Parking: 1 garage space (1 parking space total)
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: Single-family plan (DELILAH)New construction plan
• Construction: Construction details not provided
• Exterior features: Living area approximately 1,281Street address: 11980 Volga Dr, Fairhope, AL 36532

Interior

• Kitchen: Plan includes standard kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open living area (plan DELILAH)
• Laundry & utility: Laundry/utility details not provided

Listing history 47 events

1. 2026-08-08
   days on market $296,800 Active 56 DOM
2. 2026-08-07
   days on market $296,800 Active 55 DOM
3. 2026-08-06
   days on market $296,800 Active 54 DOM
4. 2026-08-05
   days on market $296,800 Active 53 DOM
5. 2026-08-04
   days on market $296,800 Active 52 DOM
6. 2026-08-03
   days on market $296,800 Active 51 DOM
7. 2026-07-31
   days on market $296,800 Active 48 DOM
8. 2026-07-30
   days on market $296,800 Active 47 DOM
9. 2026-07-29
   days on market $296,800 Active 46 DOM
10. 2026-07-27
    days on market $296,800 Active 44 DOM
11. 2026-07-25
    days on market $296,800 Active 42 DOM
12. 2026-07-24
    days on market $296,800 Active 41 DOM
13. 2026-07-23
    days on market $296,800 Active 40 DOM
14. 2026-07-22
    days on market $296,800 Active 39 DOM
15. 2026-07-21
    days on market $296,800 Active 38 DOM
16. 2026-07-18
    days on market $296,800 Active 35 DOM
17. 2026-07-16
    days on market $296,800 Active 33 DOM
18. 2026-07-16
    days on market $296,800 Active 32 DOM
19. 2026-07-14
    days on market $296,800 Active 31 DOM
20. 2026-07-13
    days on market $296,800 Active 30 DOM
21. 2026-07-12
    days on market $296,800 Active 29 DOM
22. 2026-07-11
    days on market $296,800 Active 28 DOM
23. 2026-07-10
    days on market $296,800 Active 27 DOM
24. 2026-07-09
    days on market $296,800 Active 26 DOM
25. 2026-07-08
    days on market $296,800 Active 25 DOM
26. 2026-07-07
    pricedays on market $296,800 Active 24 DOM
27. 2026-07-06
    days on market $293,400 Active 23 DOM
28. 2026-07-05
    days on market $293,400 Active 22 DOM
29. 2026-07-04
    days on market $293,400 Active 21 DOM
30. 2026-07-03
    days on market $293,400 Active 20 DOM
31. 2026-07-02
    days on market $293,400 Active 19 DOM
32. 2026-07-01
    days on market $293,400 Active 18 DOM
33. 2026-06-30
    days on market $293,400 Active 17 DOM
34. 2026-06-29
    days on market $293,400 Active 16 DOM
35. 2026-06-28
    days on market $293,400 Active 15 DOM
36. 2026-06-28
    days on market $293,400 Active 14 DOM
37. 2026-06-27
    days on market $293,400 Active 13 DOM
38. 2026-06-25
    days on market $293,400 Active 11 DOM
39. 2026-06-23
    days on market $293,400 Active 9 DOM
40. 2026-06-21
    days on market $293,400 Active 8 DOM
41. 2026-06-19
    days on market $293,400 Active 6 DOM
42. 2026-06-18
    days on market $293,400 Active 5 DOM
43. 2026-06-17
    days on market $293,400 Active 4 DOM
44. 2026-06-16
    days on market $293,400 Active 3 DOM
45. 2026-06-15
    days on market $293,400 Active 2 DOM
46. 2026-06-14
    remarks 699-char remark
47. 2026-06-14
    listed $293,400 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $29,679
• − Mortgage interest: −$17,011
• − Property taxes: −$4,555
• − Insurance: −$1,518
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$8,834
• Taxable loss: −$6,988
• Est. tax savings @ 24.0%: +$1,677
• After-tax cash flow: $-60/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 80/100 None rehab

This Delilah plan home in Fairhope, Alabama, is in excellent condition with a good condition score of 80. It offers a modern kitchen, well-maintained bathrooms, and a clean exterior. The home is move-in ready with minimal repairs needed and potential for value-adding updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental appeal by offering modern conveniences. ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary J Larry Newton School C+ AL #74/627 Nat'l #8,415/41,679 Middle Fairhope Middle School A- AL #3/257 Nat'l #1,272/14,009 High Fairhope High School F AL #22/305 Nat'l #6,890/17,239

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 76/100

Livability — Fairhope

• Score: 76/100
• State rank: #15
• US rank: #3577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baldwin County · 248,264 people
• City population: 38,108
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 38,108
• Household income: $89,694
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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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: ▼ -175.08%
• Current HPI: 299.6643
• Rent YoY: ▲ 2.95%
• Metro: Daphne-Fairhope-Foley, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Other: Listing status: ActivePlan name: DELILAHInventory type: Plan
• Financial info: List price available: $293,400
• HOA & community: HOA/community details not provided

Exterior

• Parking: 1 garage space (1 parking space total)
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: Single-family plan (DELILAH)New construction plan
• Construction: Construction details not provided
• Exterior features: Living area approximately 1,281Street address: 11980 Volga Dr, Fairhope, AL 36532

Interior

• Kitchen: Plan includes standard kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open living area (plan DELILAH)
• Laundry & utility: Laundry/utility details not provided