DELILAH Plan · Fairhope, AL 36532

$296,800

3 bd · 2.0 ba · 1,281 sqft · SingleFamily · 148 Days on market

Good condition Garage

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +5.6/10.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• 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 — $301,958.

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 $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $297k).
• Recommended offer: $261k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.1% 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); 1126 active listings in the ZIP; 2 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 42% 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 148 days — a 12% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Recommended offer $261,184 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $301,958
• List price: $296,800
• Delta: -1.71%
• 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%)	6mo	$295,424	$231	92
16291 Tigris Dr	0.16mi	3/2.0	1,281 (0%)	10mo	$289,900	$226	85
16233 Tigris Dr	0.20mi	3/2.0	1,281 (0%)	13mo	$276,900	$216	80
16310 Tigris Dr	0.14mi	3/2.0	1,281 (0%)	17mo	$289,324	$226	79
16145 Tigris Dr	0.20mi	3/2.0	1,443 (+13%)	4mo	$332,448	$230	66
16250 Tigris Dr	0.19mi	3/2.0	1,430 (+12%)	11mo	$301,037	$211	62
16348 Tigris Dr	0.12mi	3/2.0	1,443 (+13%)	13mo	$290,675	$201	62
16255 Tigris Dr	0.18mi	4/2.0 (+1)	1,410 (+10%)	9mo	$304,461	$216	62
16313 Tigris Dr	0.14mi	4/2.0 (+1)	1,417 (+11%)	12mo	$295,450	$209	61
16300 Tigris Dr	0.15mi	3/2.0	1,443 (+13%)	14mo	$271,900	$188	60
16279 Tigris Dr	0.17mi	3/2.0	1,430 (+12%)	16mo	$299,036	$209	59
16221 Tigris Dr	0.20mi	4/2.0 (+1)	1,417 (+11%)	12mo	$302,961	$214	58

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-24,409
• Equity at exit: $45,023

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $10,009
• Equity at exit: $26,108

Cash invested: $84,548 (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: 19 active · 8 under contract
• Months of supply: 57.0 mo (2%/mo absorbed)
• Median asking: $315,936 ($214/sqft)
• Median days on market: 134 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +10.0% vs 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: 1126
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,131 medium
• Mortgage (P&I): −$1,584
• Tax est. 1.5%: −$377 /mo · $4,529/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $387

Break-even live

Break-even rent $2,641

Max offer price $301,958

Occupancy floor 83%

Sensitivity live

Price	-10% $595	-5% $491	+0% $387	+5% $282	+10% $178
Rent	-10% $139	-5% $263	+0% $387	+5% $510	+10% $634
Rate	-1.0pp $539	-0.5pp $464	base $387	+0.5pp $308	+1.0pp $229

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: $75,490
• Closing costs: $9,059
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16216 Tigris Dr Fairhope, AL	4.0	2.0	1417	$3,700	$2.61	154d	1	0.20mi
16216 Tigris Dr Fairhope, AL	4.0	2.0	1417	$3,500	$2.47	51d	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 50 events

1. 2026-11-08
   days on market $296,800 Active 148 DOM
2. 2026-11-07
   days on market $296,800 Active 147 DOM
3. 2026-11-06
   days on market $296,800 Active 146 DOM
4. 2026-11-05
   days on market $296,800 Active 145 DOM
5. 2026-11-04
   days on market $296,800 Active 144 DOM
6. 2026-11-02
   days on market $296,800 Active 142 DOM
7. 2026-11-01
   days on market $296,800 Active 141 DOM
8. 2026-10-31
   days on market $296,800 Active 140 DOM
9. 2026-10-30
   days on market $296,800 Active 139 DOM
10. 2026-10-29
    days on market $296,800 Active 138 DOM
11. 2026-10-28
    days on market $296,800 Active 137 DOM
12. 2026-10-27
    days on market $296,800 Active 136 DOM
13. 2026-10-26
    days on market $296,800 Active 135 DOM
14. 2026-10-25
    days on market $296,800 Active 134 DOM
15. 2026-10-24
    days on market $296,800 Active 133 DOM
16. 2026-10-23
    days on market $296,800 Active 132 DOM
17. 2026-10-22
    days on market $296,800 Active 131 DOM
18. 2026-10-21
    days on market $296,800 Active 130 DOM
19. 2026-10-20
    days on market $296,800 Active 129 DOM
20. 2026-10-19
    days on market $296,800 Active 128 DOM
21. 2026-10-18
    days on market $296,800 Active 127 DOM
22. 2026-10-17
    days on market $296,800 Active 126 DOM
23. 2026-10-16
    days on market $296,800 Active 125 DOM
24. 2026-10-15
    days on market $296,800 Active 124 DOM
25. 2026-10-14
    days on market $296,800 Active 123 DOM
26. 2026-10-13
    days on market $296,800 Active 122 DOM
27. 2026-10-12
    days on market $296,800 Active 121 DOM
28. 2026-10-11
    days on market $296,800 Active 120 DOM
29. 2026-10-10
    days on market $296,800 Active 119 DOM
30. 2026-10-09
    days on market $296,800 Active 118 DOM
31. 2026-10-08
    days on market $296,800 Active 117 DOM
32. 2026-10-07
    days on market $296,800 Active 116 DOM
33. 2026-10-06
    days on market $296,800 Active 115 DOM
34. 2026-10-05
    days on market $296,800 Active 114 DOM
35. 2026-10-04
    days on market $296,800 Active 113 DOM
36. 2026-10-03
    days on market $296,800 Active 112 DOM
37. 2026-10-02
    days on market $296,800 Active 111 DOM
38. 2026-10-01
    days on market $296,800 Active 110 DOM
39. 2026-09-30
    days on market $296,800 Active 109 DOM
40. 2026-09-29
    days on market $296,800 Active 108 DOM
41. 2026-09-28
    days on market $296,800 Active 107 DOM
42. 2026-09-27
    days on market $296,800 Active 106 DOM
43. 2026-09-26
    days on market $296,800 Active 105 DOM
44. 2026-09-25
    days on market $296,800 Active 104 DOM
45. 2026-09-24
    days on market $296,800 Active 103 DOM
46. 2026-09-24
    days on market $296,800 Active 102 DOM
47. 2026-09-22
    days on market $296,800 Active 101 DOM
48. 2026-09-21
    days on market $296,800 Active 100 DOM
49. 2026-09-20
    days on market $296,800 Active 99 DOM
50. 2026-09-19
    days on market $296,800 Active 98 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: $37,572
• − Mortgage interest: −$16,914
• − Property taxes: −$4,529
• − Insurance: −$1,510
• − Repairs & maintenance: −$3,006
• − Management: −$3,006
• − Depreciation: −$8,784
• Taxable loss: −$177
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $4,683/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%
• 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