24825 Perdido Beach Blvd #211 · Orange Beach, AL 36561

$230,000

2 bd · 2.0 ba · 809 sqft · Condo public records · 275 Days on market

Built 1981 $284/sqft · 41% below area Est $387k · 41% under $500/mo HOA · 19% 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 +15.0/15.0
• 1% rule +6.4/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Summertime Special! Welcome to Romar Village! This well-maintained 2-bedroom, 2-bathroom condo is the perfect fit for a primary home, vacation retreat, or income-producing investment property. Step inside to a spacious living and dining area designed for both comfort and entertaining. Large windows and sliding glass doors fill the home with natural light and provide seamless access to the covered balcony. The kitchen offers ample cabinet and counter space, making meal prep a breeze. Both bedrooms feature sliding glass doors that lead to the balcony, where you can enjoy views of the pool and relax in the coastal breeze. The condo is being offered semi-furnished, with all current furnishings included for your convenience. Additional perks include a 2-car carport and access to the community pool. Located in the heart of Orange Beach, you’re just minutes from shopping, dining, entertainment, and the sugar-white sands of the Gulf Coast. Don’t miss your chance to own a piece of paradise—schedule your showing today!

Key facts

• Sugar-white sands
• Covered balcony
• Community pool

Tags

• COVERED BALCONY
• VIEWS OF THE POOL
• COMMUNITY POOL
• HEART OF ORANGE BEACH
• SUGAR-WHITE SANDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $46 ($548/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 0.2% in Orange Beach — 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 75/100 on livability (#17 in AL, #3,891 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, commute F.
• Market conditions: 87 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 32% of the median local income ($98k/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 $7k 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 275 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y ago; this cycle's ask has dropped $60k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 7.3

CMA / ARV

• ARV (median comp): $387,087
• List price: $230,000
• Delta: -40.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-34,047
• Equity at exit: $34,294

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-24,632
• Equity at exit: $19,886

Cash invested: $64,400 (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 36561

• Active inventory: 87
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,630 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$500
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $46

Break-even live

Break-even rent $2,573

Max offer price $230,000

Occupancy floor 93%

Sensitivity live

Price	-10% $176	-5% $111	+0% $46	+5% $-19	+10% $-84
Rent	-10% $-162	-5% $-58	+0% $46	+5% $150	+10% $254
Rate	-1.0pp $162	-0.5pp $104	base $46	+0.5pp $-14	+1.0pp $-75

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3299 Loop Rd Orange Beach, AL	1.0–3.0	1.0–2.0	1133	$1,980	$1.75	14d	49	0.23mi
24566 Perdido Beach Blvd Unit 1541210P Orange Beach, AL	2.0	2.0	990	$3,012	$3.04	14d	1	0.36mi
25300 Perdido Beach Blvd Unit 1541227P Orange Beach, AL	2.0	2.0	990	$3,097	$3.13	21d	1	0.41mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-19
   days on market $230,000 Active 275 DOM
2. 2026-06-18
   days on market $230,000 Active 274 DOM
3. 2026-06-17
   pricedays on market $230,000 Active 273 DOM
4. 2026-06-16
   days on market $240,000 Active 272 DOM
5. 2026-06-15
   days on market $240,000 Active 271 DOM
6. 2026-06-14
   days on market $240,000 Active 269 DOM
7. 2026-06-13
   days on market $240,000 Active 268 DOM
8. 2026-06-10
   days on market $240,000 Active 266 DOM
9. 2026-06-09
   days on market $240,000 Active 265 DOM
10. 2026-06-08
    days on market $240,000 Active 264 DOM
11. 2026-06-07
    days on market $240,000 Active 263 DOM
12. 2026-06-03
    days on market $240,000 Active 259 DOM
13. 2026-06-02
    days on market $240,000 Active 258 DOM
14. 2026-06-01
    days on market $240,000 Active 257 DOM
15. 2026-05-31
    days on market $240,000 Active 256 DOM
16. 2026-05-30
    days on market $240,000 Active 255 DOM
17. 2026-05-15
    status Active 1042-char remark

    Show marketing remark (1042 chars)

    Summertime Special! Welcome to Romar Village! This well-maintained 2-bedroom, 2-bathroom condo is the perfect fit for a primary home, vacation retreat, or income-producing investment property. Step inside to a spacious living and dining area designed for both comfort and entertaining. Large windows and sliding glass doors fill the home with natural light and provide seamless access to the covered balcony. The kitchen offers ample cabinet and counter space, making meal prep a breeze. Both bedrooms feature sliding glass doors that lead to the balcony, where you can enjoy views of the pool and relax in the coastal breeze. The condo is being offered semi-furnished, with all current furnishings included for your convenience. Additional perks include a 2-car carport and access to the community pool. Located in the heart of Orange Beach, you’re just minutes from shopping, dining, entertainment, and the sugar-white sands of the Gulf Coast. Don’t miss your chance to own a piece of paradise—schedule your showing today!

18. 2026-04-02
    historical Contingent 1042-char remark

    Show marketing remark (1042 chars)

    Summertime Special! Welcome to Romar Village! This well-maintained 2-bedroom, 2-bathroom condo is the perfect fit for a primary home, vacation retreat, or income-producing investment property. Step inside to a spacious living and dining area designed for both comfort and entertaining. Large windows and sliding glass doors fill the home with natural light and provide seamless access to the covered balcony. The kitchen offers ample cabinet and counter space, making meal prep a breeze. Both bedrooms feature sliding glass doors that lead to the balcony, where you can enjoy views of the pool and relax in the coastal breeze. The condo is being offered semi-furnished, with all current furnishings included for your convenience. Additional perks include a 2-car carport and access to the community pool. Located in the heart of Orange Beach, you’re just minutes from shopping, dining, entertainment, and the sugar-white sands of the Gulf Coast. Don’t miss your chance to own a piece of paradise—schedule your showing today!

19. 2026-02-14
    price $240,000 1042-char remark

    Show marketing remark (1042 chars)

    Summertime Special! Welcome to Romar Village! This well-maintained 2-bedroom, 2-bathroom condo is the perfect fit for a primary home, vacation retreat, or income-producing investment property. Step inside to a spacious living and dining area designed for both comfort and entertaining. Large windows and sliding glass doors fill the home with natural light and provide seamless access to the covered balcony. The kitchen offers ample cabinet and counter space, making meal prep a breeze. Both bedrooms feature sliding glass doors that lead to the balcony, where you can enjoy views of the pool and relax in the coastal breeze. The condo is being offered semi-furnished, with all current furnishings included for your convenience. Additional perks include a 2-car carport and access to the community pool. Located in the heart of Orange Beach, you’re just minutes from shopping, dining, entertainment, and the sugar-white sands of the Gulf Coast. Don’t miss your chance to own a piece of paradise—schedule your showing today!

20. 2026-01-16
    price $250,000 1042-char remark

    Show marketing remark (1042 chars)

    Summertime Special! Welcome to Romar Village! This well-maintained 2-bedroom, 2-bathroom condo is the perfect fit for a primary home, vacation retreat, or income-producing investment property. Step inside to a spacious living and dining area designed for both comfort and entertaining. Large windows and sliding glass doors fill the home with natural light and provide seamless access to the covered balcony. The kitchen offers ample cabinet and counter space, making meal prep a breeze. Both bedrooms feature sliding glass doors that lead to the balcony, where you can enjoy views of the pool and relax in the coastal breeze. The condo is being offered semi-furnished, with all current furnishings included for your convenience. Additional perks include a 2-car carport and access to the community pool. Located in the heart of Orange Beach, you’re just minutes from shopping, dining, entertainment, and the sugar-white sands of the Gulf Coast. Don’t miss your chance to own a piece of paradise—schedule your showing today!

21. 2025-11-21
    price $260,000 1042-char remark

    Show marketing remark (1042 chars)

    Summertime Special! Welcome to Romar Village! This well-maintained 2-bedroom, 2-bathroom condo is the perfect fit for a primary home, vacation retreat, or income-producing investment property. Step inside to a spacious living and dining area designed for both comfort and entertaining. Large windows and sliding glass doors fill the home with natural light and provide seamless access to the covered balcony. The kitchen offers ample cabinet and counter space, making meal prep a breeze. Both bedrooms feature sliding glass doors that lead to the balcony, where you can enjoy views of the pool and relax in the coastal breeze. The condo is being offered semi-furnished, with all current furnishings included for your convenience. Additional perks include a 2-car carport and access to the community pool. Located in the heart of Orange Beach, you’re just minutes from shopping, dining, entertainment, and the sugar-white sands of the Gulf Coast. Don’t miss your chance to own a piece of paradise—schedule your showing today!

22. 2025-10-26
    price $270,000 1042-char remark

    Show marketing remark (1042 chars)

    Summertime Special! Welcome to Romar Village! This well-maintained 2-bedroom, 2-bathroom condo is the perfect fit for a primary home, vacation retreat, or income-producing investment property. Step inside to a spacious living and dining area designed for both comfort and entertaining. Large windows and sliding glass doors fill the home with natural light and provide seamless access to the covered balcony. The kitchen offers ample cabinet and counter space, making meal prep a breeze. Both bedrooms feature sliding glass doors that lead to the balcony, where you can enjoy views of the pool and relax in the coastal breeze. The condo is being offered semi-furnished, with all current furnishings included for your convenience. Additional perks include a 2-car carport and access to the community pool. Located in the heart of Orange Beach, you’re just minutes from shopping, dining, entertainment, and the sugar-white sands of the Gulf Coast. Don’t miss your chance to own a piece of paradise—schedule your showing today!

23. 2025-10-12
    price $280,000 1042-char remark

    Show marketing remark (1042 chars)

    Summertime Special! Welcome to Romar Village! This well-maintained 2-bedroom, 2-bathroom condo is the perfect fit for a primary home, vacation retreat, or income-producing investment property. Step inside to a spacious living and dining area designed for both comfort and entertaining. Large windows and sliding glass doors fill the home with natural light and provide seamless access to the covered balcony. The kitchen offers ample cabinet and counter space, making meal prep a breeze. Both bedrooms feature sliding glass doors that lead to the balcony, where you can enjoy views of the pool and relax in the coastal breeze. The condo is being offered semi-furnished, with all current furnishings included for your convenience. Additional perks include a 2-car carport and access to the community pool. Located in the heart of Orange Beach, you’re just minutes from shopping, dining, entertainment, and the sugar-white sands of the Gulf Coast. Don’t miss your chance to own a piece of paradise—schedule your showing today!

24. 2025-09-17
    listed $290,000 Active 1042-char remark

    Show marketing remark (1042 chars)

    Summertime Special! Welcome to Romar Village! This well-maintained 2-bedroom, 2-bathroom condo is the perfect fit for a primary home, vacation retreat, or income-producing investment property. Step inside to a spacious living and dining area designed for both comfort and entertaining. Large windows and sliding glass doors fill the home with natural light and provide seamless access to the covered balcony. The kitchen offers ample cabinet and counter space, making meal prep a breeze. Both bedrooms feature sliding glass doors that lead to the balcony, where you can enjoy views of the pool and relax in the coastal breeze. The condo is being offered semi-furnished, with all current furnishings included for your convenience. Additional perks include a 2-car carport and access to the community pool. Located in the heart of Orange Beach, you’re just minutes from shopping, dining, entertainment, and the sugar-white sands of the Gulf Coast. Don’t miss your chance to own a piece of paradise—schedule your showing today!

25. 2025-07-09
    status Active
26. 2025-07-09
    price $249,900
27. 2025-05-19
    price $269,900
28. 2025-05-13
    price $295,000
29. 2025-03-24
    price $304,000
30. 2025-02-04
    listed $309,000 Active
31. 2022-06-08
    soldstatus $347,000
32. 2022-06-06
    soldstatus $347,000 Closed
33. 2022-04-27
    status Pending
34. 2022-04-18
    status Active
35. 2022-04-06
    status Pending
36. 2022-04-04
    listed $337,500 Active
37. 2021-10-14
    soldstatus $235,000
38. 2021-10-13
    soldstatus $235,000
39. 2021-09-15
    listed $245,000
40. 2020-06-30
    listed $188,000
41. 2016-04-12
    soldstatus $119,500
42. 2016-04-08
    soldstatus $119,500
43. 2016-02-01
    listed $129,000
44. 2014-11-24
    soldstatus $187,000
45. 2014-11-21
    soldstatus $110,000
46. 2014-06-30
    listed $129,000
47. 2004-09-21
    soldstatus $150,500

ⓘ 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: $1,967 · $164/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥104°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $31,566
• − Mortgage interest: −$12,884
• − Property taxes: −$1,967
• − Insurance: −$1,948
• − Repairs & maintenance: −$2,525
• − Management: −$2,525
• − HOA: −$6,000
• − Depreciation: −$6,691
• Taxable loss: −$2,974
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $1,262/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)

No district data.

Livability — Orange Beach

• Score: 75/100
• State rank: #17
• US rank: #3891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange Beach, AL
• County: Baldwin County · 181,514 people
• City population: 9,528
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 9,528
• Household income: $98,295
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 179.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Black 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 4% Slovak 4% Russian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 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: ▼ -219.50%
• Current HPI: 270.8382
• Rent YoY: —
• 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

+59.5% since first listed

31 events — show timeline

• 2026-05-15 Relisted — PARMLS
• 2026-04-02 Contingent — PARMLS
• 2026-02-14 Price Changed $240,000 PARMLS
• 2026-01-16 Price Changed $250,000 PARMLS
• 2025-11-21 Price Changed $260,000 PARMLS
• 2025-10-26 Price Changed $270,000 PARMLS
• 2025-10-12 Price Changed $280,000 PARMLS
• 2025-09-17 Listed $290,000 PARMLS
• 2025-07-09 Relisted — BCAR
• 2025-07-09 Price Changed $249,900 BCAR
• 2025-05-19 Price Changed $269,900 BCAR
• 2025-05-13 Price Changed $295,000 BCAR
• 2025-03-24 Price Changed $304,000 BCAR
• 2025-02-04 Listed $309,000 BCAR
• 2022-06-08 Sold (Public Records) $347,000 Public Records
• 2022-06-06 Sold (MLS) $347,000 BCAR
• 2022-04-27 Pending — BCAR
• 2022-04-18 Relisted — BCAR
• 2022-04-06 Pending — BCAR
• 2022-04-04 Listed $337,500 BCAR
• 2021-10-14 Sold (Public Records) $235,000 Public Records
• 2021-10-13 Sold (MLS) $235,000 BCAR
• 2021-09-15 Listed $245,000 BCAR
• 2020-06-30 Listed $188,000 BCAR
• 2016-04-12 Sold (Public Records) $119,500 Public Records
• 2016-04-08 Sold (MLS) $119,500 BCAR
• 2016-02-01 Listed $129,000 BCAR
• 2014-11-24 Sold (Public Records) $187,000 Public Records
• 2014-11-21 Sold (MLS) $110,000 BCAR
• 2014-06-30 Listed $129,000 BCAR
• 2004-09-21 Sold (Public Records) $150,500 Public Records

Property tax history

+19.2%/yr

Latest (2025): $1,967 · -12.0% YoY. Source: county tax records.