16713 Riptide Court Ct · Gulf Shores, AL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +20.9/30.0
- ARV discount +15.0/15.0
- DSCR +6.6/10.0
- 1% rule +5.7/10.0
- Schools +5.1/10.0
- Condition / age +4.0/5.0
- Livability +3.5/5.0
- Rent growth +3.4/5.0
- Appreciation +0.0/10.0
$169,000
16713 Riptide Court Ct · Gulf Shores, AL 36542
3 bd · 2.0 ba · 1,216 sqft · SingleFamily
· 202 Days on market
Built 2005
4,008 sqft lot
$139/sqft
· 50% below area
Est $337k · 50% under
$25/mo HOA · 1% of rent
↓ 6% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Conveniently located just minutes from the white-sand beaches, dining, and local attractions. Enjoy coastal living at an unbeatable value with easy access to everything the area has to offer. Buyer to verify all information during due diligence.
Key facts
- 4,008 sq ft lot
- Built 2005
- Listed 201 days
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $169k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $234 ($3k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $169k).
- Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
- Cap rate 8.0% vs local median 0.5% in Gulf Shores — 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 69/100 on livability (#61 in AL) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+; Watch: amenities F, commute F.
- Zoned schools: Gulf Shores Elementary School (math 47% / reading 72%, grade B-, #63 of 627 statewide, top 10%, 1,062 students, 44% FRL); Gulf Shores Middle School (math 34% / reading 62%, grade C-, #29 of 257 statewide, top 12%, 589 students, 48% FRL); Gulf Shores High School (math 42% / reading 47%, grade F, #22 of 305 statewide, top 8%, 799 students, 37% FRL).
- Market conditions: Rents rising (+3.7%/yr); 1852 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 202 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$148,720
(12.0% below list)
Questions for the listing agent
- It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.07% ✓
- Cap rate
- 7.95%
- Cash-on-cash
- 5.93%
- DSCR
- 1.26
- GRM
- 7.8
CMA / ARV
- ARV (median comp)
- $336,811
- List price
- $169,000
- Delta
- -49.82%
- 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 |
|---|---|---|---|---|---|---|---|
| 16637 Brigadoon Trail Trl | 0.44mi | 3/2.0 | 1,200 (-1%) | 2mo | $575,000 | $479 | 76 |
| 16611 Brigadoon Trail Trl | 0.44mi | 2/2.0 (-1) | 1,200 (-1%) | 3mo | $515,000 | $429 | 70 |
| 2167 Garden Park Ter | 0.29mi | 3/2.0 | 1,431 (+18%) | 5mo | $350,000 | $245 | 57 |
| 2377 Twin Pines Cir | 0.75mi | 3/2.0 | 1,274 (+5%) | 4mo | $290,000 | $228 | 54 |
| 1484 Sandpiper Lane Ln #5 | 0.94mi | 2/2.5 (-1) | 1,240 (+2%) | 3mo | $310,000 | $250 | 52 |
| 1428 W Beach Blvd | 1.12mi | 2/2.0 (-1) | 1,170 (-4%) | 9mo | $630,000 | $538 | 46 |
| 1337 Hardwood Dr | 1.04mi | 3/2.0 | 1,409 (+16%) | 4mo | $300,000 | $213 | 36 |
| 1784 W Beach Boulevard Blvd #303 | 1.07mi | 2/2.0 (-1) | 1,048 (-14%) | 2mo | $375,000 | $358 | 35 |
| 104 Sand Dune Dr | 1.03mi | 4/2.0 (+1) | 1,420 (+17%) | 5mo | $920,000 | $648 | 31 |
| 1592 W Beach Boulevard Blvd Unit F | 0.98mi | 3/4.0 | 1,440 (+18%) | 2mo | $710,000 | $493 | 30 |
| 1592 W Beach Blvd Unit J | 1.01mi | 3/4.0 | 1,440 (+18%) | 4mo | $689,000 | $478 | 29 |
| 1592 W Beach Blvd Unit Q | 0.98mi | 3/4.0 | 1,440 (+18%) | 5mo | $725,000 | $503 | 28 |
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 · 3.71% rent growth · sell at horizon
5-year hold
- IRR
- -6.3%
- Equity multiple
- 0.76×
- Total profit
- $-11,144
- Equity at exit
- $25,198
10-year hold
- IRR
- 4.2%
- Equity multiple
- 1.32×
- Total profit
- $15,063
- Equity at exit
- $14,612
Cash invested: $47,320 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 7 active · 8 under contract
- Months of supply
- 6.0 mo (17%/mo absorbed)
- Median asking
- $450,000 ($381/sqft)
- Median days on market
- 201 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -27.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 36542
- Rents YoY
- 3.7%
- Active inventory
- 1852
- Price-to-rent
- 7.8×
Monthly cashflow live
↻
- Estimated rent
- $1,806 medium interval (Pro) →
- Mortgage (P&I)
- −$886
- Tax est. 1.5%
- −$211 /mo · $2,535/yr
- Insurance
- −$70
- HOA
- −$25
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$379
- Net cashflow
- $234
Break-even live
Break-even rent
$1,510
Max offer price
$169,000
Occupancy floor
82%
Sensitivity live
| Price | -10% $351 | -5% $292 | +0% $234 | +5% $176 | +10% $117 |
|---|---|---|---|---|---|
| Rent | -10% $91 | -5% $163 | +0% $234 | +5% $305 | +10% $377 |
| Rate | -1.0pp $319 | -0.5pp $277 | base $234 | +0.5pp $190 | +1.0pp $146 |
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
- $42,250
- Closing costs
- $5,070
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Other
- Building area reported as 1,216 square feet (assessor)
- HOA & community
- Annual association fee of $300 (includes: other — see remarks)No community amenities listedNo transfer fee
Exterior
- Parking
- Side entrance
- Utilities
- Gulf Shores UtilitiesCable connectedElectric provided by Baldwin EMCHas heating
- Home design
- One storyResale property
- Construction
- Vinyl sidingOther siding/materialsComposition roof
- Exterior features
- Less than 1 acre lotNo waterfrontWhole/full ownership
Interior
- Kitchen
- DishwasherConvection ovenElectric rangeCooktop
- Flooring
- CarpetOther flooring (see remarks)
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Electric heating
- Interior features
- Internet access availableNo fireplaceUnfurnished
Listing history 50 events
-
2026-11-08days on market $169,000 Active 202 DOM
-
2026-11-07days on market $169,000 Active 201 DOM
-
2026-11-06days on market $169,000 Active 200 DOM
-
2026-11-05days on market $169,000 Active 199 DOM
-
2026-11-04days on market $169,000 Active 198 DOM
-
2026-11-02days on market $169,000 Active 196 DOM
-
2026-11-01days on market $169,000 Active 195 DOM
-
2026-10-31days on market $169,000 Active 194 DOM
-
2026-10-30days on market $169,000 Active 193 DOM
-
2026-10-29days on market $169,000 Active 192 DOM
-
2026-10-28days on market $169,000 Active 191 DOM
-
2026-10-27days on market $169,000 Active 190 DOM
-
2026-10-26days on market $169,000 Active 189 DOM
-
2026-10-25days on market $169,000 Active 188 DOM
-
2026-10-24days on market $169,000 Active 187 DOM
-
2026-10-23days on market $169,000 Active 186 DOM
-
2026-10-22days on market $169,000 Active 185 DOM
-
2026-10-21days on market $169,000 Active 184 DOM
-
2026-10-20days on market $169,000 Active 183 DOM
-
2026-10-19days on market $169,000 Active 182 DOM
-
2026-10-18days on market $169,000 Active 181 DOM
-
2026-10-17days on market $169,000 Active 180 DOM
-
2026-10-16days on market $169,000 Active 179 DOM
-
2026-10-15days on market $169,000 Active 178 DOM
-
2026-10-14days on market $169,000 Active 177 DOM
-
2026-10-13days on market $169,000 Active 176 DOM
-
2026-10-12days on market $169,000 Active 175 DOM
-
2026-10-11days on market $169,000 Active 174 DOM
-
2026-10-10days on market $169,000 Active 173 DOM
-
2026-10-09days on market $169,000 Active 172 DOM
-
2026-10-08days on market $169,000 Active 171 DOM
-
2026-10-07days on market $169,000 Active 170 DOM
-
2026-10-06days on market $169,000 Active 169 DOM
-
2026-10-05days on market $169,000 Active 168 DOM
-
2026-10-04days on market $169,000 Active 167 DOM
-
2026-10-03days on market $169,000 Active 166 DOM
-
2026-10-02days on market $169,000 Active 165 DOM
-
2026-10-01days on market $169,000 Active 164 DOM
-
2026-09-30days on market $169,000 Active 163 DOM
-
2026-09-29days on market $169,000 Active 162 DOM
-
2026-09-28days on market $169,000 Active 161 DOM
-
2026-09-27days on market $169,000 Active 160 DOM
-
2026-09-26statusdays on market $169,000 Active 159 DOM
-
2026-09-25days on market $169,000 Active Under Contract 158 DOM
-
2026-09-24days on market $169,000 Active Under Contract 157 DOM
-
2026-09-24days on market $169,000 Active Under Contract 156 DOM
-
2026-09-22days on market $169,000 Active Under Contract 155 DOM
-
2026-09-21statusdays on market $169,000 Active Under Contract 154 DOM
-
2026-09-20days on market $169,000 Active 153 DOM
-
2026-09-19days on market $169,000 Active 152 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $21,674
- − Mortgage interest
- −$9,467
- − Property taxes
- −$2,535
- − Insurance
- −$845
- − Repairs & maintenance
- −$1,734
- − Management
- −$1,734
- − HOA
- −$300
- − Depreciation
- −$4,916
- Taxable income
- $143
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$34
- After-tax cash flow
- $2,773/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
80/100
Cosmetic rehab
Est. rehab $6,080–$18,240 screening
This home is in good condition with a cosmetic rehab level, featuring a well-maintained exterior and interior. It has potential for value increase through minor repairs and updates, such as painting and replacing countertops.
Repairs flagged
- Minor Kitchen countertops — Wear on countertops indicates need for replacement or resurfacing.
Value-add opportunities
- Both Paint and touch-up the interior walls — Fresh paint can enhance the home's appearance and appeal to potential buyers. ↑
- Both Replace kitchen countertops — New countertops can improve functionality and aesthetics, making the home more appealing to both buyers and renters. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 51/100
Zoned Schools
Elementary
Gulf Shores Elementary School
B-
AL #63/627
Nat'l #7,252/41,679
Middle
Gulf Shores Middle School
C-
AL #29/257
Nat'l #3,953/14,009
High
Gulf Shores High School
F
AL #22/305
Nat'l #6,890/17,239
Schools (NCES district)
No district data.
C
Composite livability gradescore 69/100
Livability — Gulf Shores
- Score
- 69/100
- State rank
- #61
- US rank
- #8945
Category grades
Amenities F
Commute F
Cost of living C
Crime C+
Employment C
Housing B+
Health & safety A+
User ratings A-
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Gulf Shores, AL
- County
- Baldwin County · 248,264 people
- City population
- 18,906
- Metro
- Daphne-Fairhope-Foley, AL
- Population (ZIP)
- 18,906
- Household income
- $79,639
- Rent vs Own
- Severe rent burden
- 8% of renters
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 (87%)
- Race & ethnicity
- White 87% Hispanic / Latino 5% Two or more races 3% Black 2% Asian 1%
- Hispanic origin (detail)
- Mexican 2%
- Languages at home
- 91% English-only · Spanish 5% Other Indo-European 1% Other Asian/Pacific 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
- ▼ -153.95%
- Current HPI
- 257.6494
- Rent YoY
- ▲ 3.71%
- 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
-5.8% since first listed2 events — show timeline
- 2026-05-04 Price Changed $179,000 BCAR
- 2026-04-20 Listed $190,000 BCAR
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…