16707 State Highway 180 Lot 40 · Gulf Shores, AL 36542

$159,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 130 Days on market

Manufactured home Built 2019 Good condition 3,267 sqft lot $143/sqft · 54% below area $25/mo HOA · 2% of rent

---

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).

• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -3.3

Listing remarks

PRICED TO SELL AND WELL BELOW COMPS! Affordable Gulf Shores opportunity just minutes from the beach! This mobile home offers incredible values for buyers looking for a primary residence, beach getaway, or investment property. Add your own finishing touches while having the essentials already in place. AC 2025. Washer and dryer combo convey with the property. Convenient access to the beaches, shopping, dining, public boat launches, and Fort Morgan attractions. Previous tenant wear and tear is present, but the damage is cosmetic and not severe. Being sold as is and priced accordingly! Buyer to verify all information during due diligence.

Key facts

• Public boat launches
• 3,267 sq ft lot
• Built 2019

Tags

• MINUTES FROM THE BEACH
• PUBLIC BOAT LAUNCHES
• FORT MORGAN ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (19.1% below list).
• Recommended offer: $129k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 0.4% 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); 1704 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 130 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,298 (19.1% 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 130 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $350,000
• List price: $159,900
• Delta: -54.31%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16707 State Highway 180 #67	0.00mi	3/2.0	1,095 (-2%)	4mo	$175,000	$160	93
16707 Ft Morgan Rd #8	0.17mi	3/2.0	1,140 (+2%)	6mo	$220,000	$193	84
16707 State Highway 180 #34	0.00mi	3/2.0	1,216 (+9%)	6mo	$189,900	$156	81
16707 State Highway 180 #66	0.00mi	3/2.0	1,216 (+9%)	7mo	$152,000	$125	80
16707 Ft Morgan Rd	0.17mi	3/2.0	1,080 (-4%)	10mo	$240,000	$222	77
16707 State Highway 180 #35	0.18mi	3/2.0	1,216 (+9%)	5mo	$179,900	$148	73
16707 State Highway 180 #51	0.18mi	3/2.0	1,248 (+11%)	14mo	$219,000	$175	61
16707 State Highway 180 #44	0.18mi	2/2.0 (-1)	1,216 (+9%)	15mo	$182,500	$150	60
16707 State Highway 180 #33	0.18mi	3/2.0	1,280 (+14%)	15mo	$141,000	$110	56

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-31,861
• Equity at exit: $23,842

10-year hold

• IRR: -11.9%
• Equity multiple: 0.27×
• Total profit: $-32,635
• Equity at exit: $13,825

Cash invested: $44,772 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 2.0 mo (50%/mo absorbed)
• Median asking: $179,000 ($147/sqft)
• Median days on market: 39 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +112.3% above 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: 1704
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$25
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-109

Break-even live

Break-even rent $1,430

Max offer price $144,188

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-53	+0% $-109	+5% $-164	+10% $-219
Rent	-10% $-211	-5% $-160	+0% $-109	+5% $-58	+10% $-6
Rate	-1.0pp $-28	-0.5pp $-68	base $-109	+0.5pp $-150	+1.0pp $-192

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: $39,975
• Closing costs: $4,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Resale condition
• HOA & community: Monthly association fee of $25 covering grounds maintenanceCommunity features: Other

Exterior

• Utilities: Public sewerElectric service via Baldwin EMCWater service via Gulf Shores Utilities
• Home design: Mobile homeOne level
• Construction: Vinyl sidingSlab foundationComposition roofBuilding area approximately 1120 square feet
• Exterior features: Front porchPatioLess than 1 acre lotNo waterfrontWhole/Full ownership

Interior

• Kitchen: Kitchen (13 x 10)DishwasherElectric rangeRefrigerator
• Bedrooms: Main-level master bedroom (12 x 13)Second bedroom (12 x 9)Third bedroom (10 x 9)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heatingCentral electric cooling
• Interior features: No fireplaceLiving room

Listing history 50 events

1. 2026-09-24
   days on market $159,900 Active 130 DOM
2. 2026-09-24
   days on market $159,900 Active 129 DOM
3. 2026-09-22
   days on market $159,900 Active 128 DOM
4. 2026-09-21
   days on market $159,900 Active 127 DOM
5. 2026-09-20
   days on market $159,900 Active 126 DOM
6. 2026-09-19
   days on market $159,900 Active 125 DOM
7. 2026-09-17
   days on market $159,900 Active 123 DOM
8. 2026-09-16
   days on market $159,900 Active 122 DOM
9. 2026-09-15
   days on market $159,900 Active 121 DOM
10. 2026-09-14
    days on market $159,900 Active 120 DOM
11. 2026-09-13
    days on market $159,900 Active 119 DOM
12. 2026-09-12
    days on market $159,900 Active 118 DOM
13. 2026-09-11
    pricedays on market $159,900 Active 117 DOM
14. 2026-09-05
    days on market $164,500 Active 111 DOM
15. 2026-09-04
    days on market $164,500 Active 110 DOM
16. 2026-09-03
    days on market $164,500 Active 109 DOM
17. 2026-08-31
    days on market $164,500 Active 106 DOM
18. 2026-08-30
    days on market $164,500 Active 105 DOM
19. 2026-08-29
    days on market $164,500 Active 104 DOM
20. 2026-08-28
    days on market $164,500 Active 103 DOM
21. 2026-08-27
    days on market $164,500 Active 102 DOM
22. 2026-08-26
    days on market $164,500 Active 101 DOM
23. 2026-08-25
    days on market $164,500 Active 100 DOM
24. 2026-08-24
    days on market $164,500 Active 99 DOM
25. 2026-08-23
    days on market $164,500 Active 98 DOM
26. 2026-08-22
    days on market $164,500 Active 97 DOM
27. 2026-08-21
    days on market $164,500 Active 96 DOM
28. 2026-08-20
    days on market $164,500 Active 95 DOM
29. 2026-08-19
    days on market $164,500 Active 94 DOM
30. 2026-08-18
    days on market $164,500 Active 93 DOM
31. 2026-08-17
    days on market $164,500 Active 92 DOM
32. 2026-08-16
    days on market $164,500 Active 91 DOM
33. 2026-08-15
    days on market $164,500 Active 90 DOM
34. 2026-08-14
    days on market $164,500 Active 89 DOM
35. 2026-08-13
    days on market $164,500 Active 88 DOM
36. 2026-08-12
    days on market $164,500 Active 87 DOM
37. 2026-08-11
    days on market $164,500 Active 86 DOM
38. 2026-08-10
    days on market $164,500 Active 85 DOM
39. 2026-08-09
    days on market $164,500 Active 84 DOM
40. 2026-08-08
    days on market $164,500 Active 83 DOM
41. 2026-08-07
    days on market $164,500 Active 82 DOM
42. 2026-08-06
    days on market $164,500 Active 81 DOM
43. 2026-08-05
    days on market $164,500 Active 80 DOM
44. 2026-08-04
    days on market $164,500 Active 79 DOM
45. 2026-08-03
    statusdays on market $164,500 Active 78 DOM
46. 2026-07-30
    statusdays on market $164,500 Pending 77 DOM
47. 2026-07-29
    days on market $164,500 Active 76 DOM
48. 2026-07-27
    days on market $164,500 Active 74 DOM
49. 2026-07-25
    days on market $164,500 Active 72 DOM
50. 2026-07-24
    days on market $164,500 Active 71 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 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: $15,516
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − HOA: −$300
• − Depreciation: −$4,652
• Taxable loss: −$4,073
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $-325/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 Cosmetic rehab Est. rehab $5,600–$16,800 screening

This mobile home is in good condition with cosmetic updates needed. It offers a great value for a primary residence or investment property, close to Gulf Shores amenities.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fan with energy-efficient model — Modern fan improves air circulation and reduces energy costs ↑
• Both Install smart thermostat — Saves energy and provides comfort control ↑

ⓘ 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: 27.4% rent · 72.6% 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%
• 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

Property features AI

Finance

• Other: Resale condition
• HOA & community: Monthly association fee of $25 covering grounds maintenanceCommunity features: Other

Exterior

• Utilities: Public sewerElectric service via Baldwin EMCWater service via Gulf Shores Utilities
• Home design: Mobile homeOne level
• Construction: Vinyl sidingSlab foundationComposition roofBuilding area approximately 1120 square feet
• Exterior features: Front porchPatioLess than 1 acre lotNo waterfrontWhole/Full ownership

Interior

• Kitchen: Kitchen (13 x 10)DishwasherElectric rangeRefrigerator
• Bedrooms: Main-level master bedroom (12 x 13)Second bedroom (12 x 9)Third bedroom (10 x 9)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heatingCentral electric cooling
• Interior features: No fireplaceLiving room

Price history

+6.3% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $169,900 BCAR
• 2026-05-14 Listed $159,900 BCAR