24825 Perdido Beach Blvd #112 · Orange Beach, AL 36561

$358,750

2 bd · 2.0 ba · 809 sqft · Condo public records · 114 Days on market

Built 1981 $443/sqft · 7% below area Est $387k · 7% under

---

Why this score? — see what drove the F 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 +10.8/15.0
• Cash flow +6.4/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exceptional investment opportunity in the heart of Orange Beach, directly across from the public beach access at Romar Beach. This first-floor, 2-bedroom, 2-bathroom condo serves as a strong income-producing short-term vacation rental and is also ideal as a second home or primary residence. Recent upgrades include new luxury vinyl plank flooring, modern furnishings, and a new hot water heater, enhancing both comfort and functionality. The spacious layout is tastefully furnished, providing a comfortable retreat after a day at the beach. A generously sized balcony offers a great view of the pool, perfect for outdoor relaxation and entertainment. The condo includes two dedicated parking spots directly below for added convenience. Romar Village features a large outdoor pool and grilling area, enhancing the overall living experience. With low HOA fees, this condo offers an affordable investment in a highly sought-after location. The HOA fee is $400 monthly, covering amenities such as the pool, trash services, maintenance of grounds, insurance, cable TV and pest control. Conveniently located near shopping centers, restaurants, grocery stores, and various entertainment options, this property ensures a vibrant coastal lifestyle. Recent complex improvements, such as updated railings and balconies, reflect a commitment to maintenance and aesthetics. Don't miss out on this gem; schedule your appointment today to explore the potential of this remarkable property! Buyer to verify all information during due diligence.

Key facts

• Low hoa fees
• Public beach access
• New hot water heater

Tags

• PUBLIC BEACH ACCESS
• NEW HOT WATER HEATER
• GENEROUSLY SIZED BALCONY
• LARGE OUTDOOR POOL
• GRILLING AREA
• LOW HOA FEES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $359k.

Deal economics

• At list price, monthly cash flow is $-683 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (26.7% below list).
• Recommended offer: $263k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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: 89 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $11k 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 114 days — a 9% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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.

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 $263,049 (26.7% 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 114 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.73% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.37%
• DSCR: 0.67
• GRM: 11.4

CMA / ARV

• ARV (median comp): $387,087
• List price: $358,750
• Delta: -7.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -30.6%
• Equity multiple: -0.01×
• Total profit: $-101,428
• Equity at exit: $53,491

10-year hold

• IRR: -32.4%
• Equity multiple: -0.43×
• Total profit: $-143,481
• Equity at exit: $31,018

Cash invested: $100,450 (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: 89
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,630 medium
• Mortgage (P&I): −$1,881
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$149
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 4 same-building comps: −$500
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-683

Break-even live

Break-even rent $3,495

Max offer price $238,074

Occupancy floor —

Sensitivity live

Price	-10% $-480	-5% $-582	+0% $-683	+5% $-785	+10% $-886
Rent	-10% $-891	-5% $-787	+0% $-683	+5% $-579	+10% $-475
Rate	-1.0pp $-502	-0.5pp $-592	base $-683	+0.5pp $-776	+1.0pp $-871

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: $89,688
• Closing costs: $10,762
• 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	22d	1	0.41mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $358,750 Active 114 DOM
2. 2026-06-19
   days on market $358,750 Active 112 DOM
3. 2026-06-18
   days on market $358,750 Active 111 DOM
4. 2026-06-17
   days on market $358,750 Active 110 DOM
5. 2026-06-16
   days on market $358,750 Active 109 DOM
6. 2026-06-15
   days on market $358,750 Active 108 DOM
7. 2026-06-14
   days on market $358,750 Active 106 DOM
8. 2026-06-13
   days on market $358,750 Active 105 DOM
9. 2026-06-10
   days on market $358,750 Active 103 DOM
10. 2026-06-09
    days on market $358,750 Active 102 DOM
11. 2026-06-08
    days on market $358,750 Active 101 DOM
12. 2026-06-07
    days on market $358,750 Active 100 DOM
13. 2026-06-05
    days on market $358,750 Active 97 DOM
14. 2026-06-03
    days on market $358,750 Active 96 DOM
15. 2026-06-02
    days on market $358,750 Active 95 DOM
16. 2026-06-01
    days on market $358,750 Active 94 DOM
17. 2026-05-31
    days on market $358,750 Active 93 DOM
18. 2026-05-30
    days on market $358,750 Active 92 DOM
19. 2026-02-27
    listed $358,750 Active 1541-char remark

    Show marketing remark (1541 chars)

    Discover an exceptional investment opportunity in the heart of Orange Beach, directly across from the public beach access at Romar Beach. This first-floor, 2-bedroom, 2-bathroom condo serves as a strong income-producing short-term vacation rental and is also ideal as a second home or primary residence. Recent upgrades include new luxury vinyl plank flooring, modern furnishings, and a new hot water heater, enhancing both comfort and functionality. The spacious layout is tastefully furnished, providing a comfortable retreat after a day at the beach. A generously sized balcony offers a great view of the pool, perfect for outdoor relaxation and entertainment. The condo includes two dedicated parking spots directly below for added convenience. Romar Village features a large outdoor pool and grilling area, enhancing the overall living experience. With low HOA fees, this condo offers an affordable investment in a highly sought-after location. The HOA fee is $400 monthly, covering amenities such as the pool, trash services, maintenance of grounds, insurance, cable TV and pest control. Conveniently located near shopping centers, restaurants, grocery stores, and various entertainment options, this property ensures a vibrant coastal lifestyle. Recent complex improvements, such as updated railings and balconies, reflect a commitment to maintenance and aesthetics. Don't miss out on this gem; schedule your appointment today to explore the potential of this remarkable property! Buyer to verify all information during due diligence.

20. 2025-09-16
    price $349,900
21. 2025-07-23
    price $353,750
22. 2025-02-07
    listed $358,750 Active
23. 2022-07-20
    soldstatus $323,500 Closed
24. 2022-06-29
    status Pending
25. 2022-05-18
    listed $336,500 Active
26. 2020-07-20
    soldstatus $180,000
27. 2020-06-03
    listed $185,000
28. 2012-08-24
    soldstatus $99,000
29. 2012-04-10
    listed $104,500
30. 2010-11-24
    soldstatus $65,000
31. 2010-10-20
    listed $65,000
32. 2007-06-25
    soldstatus $340,200

ⓘ 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: −$20,096
• − Property taxes: −$1,967
• − Insurance: −$2,591
• − Repairs & maintenance: −$2,525
• − Management: −$2,525
• − HOA: −$6,000
• − Depreciation: −$10,436
• Taxable loss: −$14,575
• Est. tax savings @ 24.0%: +$3,498
• After-tax cash flow: $-4,699/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

+5.5% since first listed

14 events — show timeline

• 2026-02-27 Listed $358,750 BCAR
• 2025-09-16 Price Changed $349,900 BCAR
• 2025-07-23 Price Changed $353,750 BCAR
• 2025-02-07 Listed $358,750 BCAR
• 2022-07-20 Sold (MLS) $323,500 BCAR
• 2022-06-29 Pending — BCAR
• 2022-05-18 Listed $336,500 BCAR
• 2020-07-20 Sold (MLS) $180,000 BCAR
• 2020-06-03 Listed $185,000 BCAR
• 2012-08-24 Sold (MLS) $99,000 BCAR
• 2012-04-10 Listed $104,500 BCAR
• 2010-11-24 Sold (MLS) $65,000 BCAR
• 2010-10-20 Listed $65,000 BCAR
• 2007-06-25 Sold (Public Records) $340,200 Public Records

Property tax history

+19.2%/yr

Latest (2025): $1,967 · -3.3% YoY. Source: county tax records.