6966 Crimson Ridge St · Gulf Shores, AL 36542

$329,000

4 bd · 2.0 ba · 1,983 sqft · SingleFamily public records · 79 Days on market

Built 2015 9,365 sqft lot Est $422k · 22% under $19/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The BOOTH is an OPEN FLOOR PLAN with a LARGE ISLAND in the kitchen facing the family room and LOTS OF STORAGE space. Home has SS App. upgrade. Located in the Gulf Shores School District! A QUALITY GOLD FORTIFIED HOME at an AFFORDABLE PRICE. This community is located between the Foley Beach Express and Highway 59 off of County Road 8 for convenient access to beaches, shopping, entertainment and everything else this coastal community has to offer. Just reduced!!!!

Key facts

• Spacious island
• Private wing
• Backyard

Tags

• OPEN-CONCEPT LIVING
• SPACIOUS ISLAND
• PRIVATE WING
• BACKYARD

Property features AI

Finance

• HOA & community: Annual association fee of $225; Community landscaping maintained; No transfer fee

Exterior

• Parking: Attached double garage with automatic garage door (2 covered spaces)
• Utilities: Sewer served by grinder pump; Electric service: Baldwin EMC
• Home design: Single-story home; One level; Resale property
• Construction: Vinyl siding and wood siding; Slab foundation; Composition roof with ridge vent; Built area reported as 1,983 square feet (assessor source)
• Exterior features: Covered patio/porch; Subdivision setting; No waterfront

Interior

• Kitchen: Electric range; Cooktop; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom on the main level (approx. 16 x 13); Second bedroom (approx. 12 x 11); Third bedroom (approx. 11 x 11); Fourth bedroom (approx. 12 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Primary bathroom with double vanity and private water closet
• Heating & cooling: Electric heating; Ceiling fans for cooling
• Interior features: Ceiling fans; En-suite (primary bedroom with attached bath)
• Laundry & utility: Unfurnished (no washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (29.5% below list).
• Recommended offer: $232k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 0.2% 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); 1191 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 35% of the median local income ($80k/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 $10k 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 79 days — a 6% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; list at $329k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,013 (29.5% 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 79 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.71% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $422,379
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Preston Way	0.32mi	4/2.0	2,091 (+5%)	1mo	$475,000	$227	75
437 Parkerman Ave	0.26mi	4/2.0	1,835 (-8%)	1mo	$393,854	$215	75
449 Parkerman Ave	0.26mi	4/2.0	1,835 (-8%)	1mo	$370,000	$202	74
436 Parkerman Ave	0.26mi	4/2.0	1,835 (-8%)	2mo	$394,854	$215	74
445 Parkerman Ave	0.26mi	4/2.0	1,835 (-8%)	2mo	$390,829	$213	74
420 Winters Ave	0.24mi	4/2.0	1,806 (-9%)	0mo	$380,000	$210	74
429 Winters Ave	0.24mi	4/2.0	1,791 (-10%)	1mo	$360,000	$201	72
325 Dawson Dr	0.42mi	3/2.0 (-1)	1,797 (-9%)	0mo	$360,000	$200	59
107 Preston Way	0.38mi	4/2.5	2,250 (+14%)	1mo	$487,900	$217	57
7332 Raintree Ln	0.45mi	3/2.0 (-1)	1,777 (-10%)	1mo	$310,000	$174	56
4241 Grove St	0.66mi	3/2.0 (-1)	1,866 (-6%)	1mo	$428,000	$229	53
7037 Rocky Road Loop	0.47mi	3/2.0 (-1)	2,267 (+14%)	0mo	$475,000	$210	49

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-60,262
• Equity at exit: $49,055

10-year hold

• IRR: -9.9%
• Equity multiple: 0.38×
• Total profit: $-57,053
• Equity at exit: $28,446

Cash invested: $92,120 (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 36542

• Rents YoY: 3.7%
• Active inventory: 1191
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$137
• HOA: −$19
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-133

Break-even live

Break-even rent $2,488

Max offer price $305,521

Occupancy floor —

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	21d	1	0.27mi
392 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	21d	1	0.27mi
417 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,500	$1.36	13d	1	0.27mi
263 Preston Way Gulf Shores, AL	4.0	2.0	1787	$2,400	$1.34	13d	1	0.37mi
21150 Coastal Gateway Blvd Gulf Shores, AL	3.0	2.5	1516	$1,699	$1.12	21d	1	0.40mi
425 Raley Farms Dr Gulf Shores, AL	4.0	2.5	2250	$2,600	$1.16	21d	1	0.41mi
20215 Edison Ave Foley, AL	1.0–3.0	1.0–2.0	1008	$1,950	$1.93	13d	53	0.85mi
8088 Carmel Cir Foley, AL	3.0	2.0	1693	$2,300	$1.36	13d	1	1.02mi
6870 Foley Bch EXPY Orange Beach, AL	1.0–3.0	1.0–2.0	1150	$1,753	$1.52	21d	15	1.20mi
6870 Foley Bch EXPY Orange Beach, AL	1.0–3.0	1.0–2.0	1150	$1,625	$1.41	13d	11	1.20mi
224 Fulham Ln Foley, AL	4.0	2.0	1787	$2,100	$1.18	13d	1	1.20mi
212 Burnston Way Foley, AL	4.0	2.0	1768	$2,175	$1.23	43d	1	1.20mi
4500 Gulf Shores Pkwy Gulf Shores, AL	1.0–3.0	1.0–3.0	1032	$1,983	$1.92	13d	10	1.29mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 18 events

1. 2026-06-19
   days on market $329,000 Active 79 DOM
2. 2026-06-18
   days on market $329,000 Active 78 DOM
3. 2026-06-17
   days on market $329,000 Active 77 DOM
4. 2026-06-16
   days on market $329,000 Active 76 DOM
5. 2026-06-15
   days on market $329,000 Active 75 DOM
6. 2026-06-14
   days on market $329,000 Active 73 DOM
7. 2026-06-13
   days on market $329,000 Active 72 DOM
8. 2026-06-10
   days on market $329,000 Active 70 DOM
9. 2026-06-09
   days on market $329,000 Active 69 DOM
10. 2026-06-08
    days on market $329,000 Active 68 DOM
11. 2026-06-07
    days on market $329,000 Active 67 DOM
12. 2026-06-02
    days on market $329,000 Active 62 DOM
13. 2026-06-01
    days on market $329,000 Active 61 DOM
14. 2026-05-31
    days on market $329,000 Active 60 DOM
15. 2026-05-30
    days on market $329,000 Active 59 DOM
16. 2026-04-01
    listed $329,000 Active
17. 2016-02-05
    soldstatus $169,900 466-char remark

    Show marketing remark (466 chars)

    The BOOTH is an OPEN FLOOR PLAN with a LARGE ISLAND in the kitchen facing the family room and LOTS OF STORAGE space. Home has SS App. upgrade. Located in the Gulf Shores School District! A QUALITY GOLD FORTIFIED HOME at an AFFORDABLE PRICE. This community is located between the Foley Beach Express and Highway 59 off of County Road 8 for convenient access to beaches, shopping, entertainment and everything else this coastal community has to offer. Just reduced!!!!

18. 2015-04-01
    listed $169,900 466-char remark

    Show marketing remark (466 chars)

    The BOOTH is an OPEN FLOOR PLAN with a LARGE ISLAND in the kitchen facing the family room and LOTS OF STORAGE space. Home has SS App. upgrade. Located in the Gulf Shores School District! A QUALITY GOLD FORTIFIED HOME at an AFFORDABLE PRICE. This community is located between the Foley Beach Express and Highway 59 off of County Road 8 for convenient access to beaches, shopping, entertainment and everything else this coastal community has to offer. Just reduced!!!!

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$336/yr (+$28/mo · 33.2%)

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

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 · 25 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: $27,842
• − Mortgage interest: −$18,429
• − Property taxes: −$1,013
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − HOA: −$228
• − Depreciation: −$9,571
• Taxable loss: −$7,499
• Est. tax savings @ 24.0%: +$1,800
• After-tax cash flow: $205/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 — 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 · 181,514 people
• City population: 18,906
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 18,906
• Household income: $79,639
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 522.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 3% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• 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

+93.6% since first listed

3 events — show timeline

• 2026-04-01 Listed $329,000 BCAR
• 2016-02-05 Sold (MLS) $169,900 BCAR
• 2015-04-01 Listed $169,900 BCAR

Property tax history

+23.0%/yr

Latest (2025): $1,013 · +23.4% YoY. Source: county tax records.