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

$169,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 36 Days on market

Built 2019 Good condition 3,267 sqft lot Est $179k · 5% under $25/mo HOA · 1% 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 +20.1/30.0
• ARV discount +9.8/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

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

Property features AI

Finance

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

Exterior

• Utilities: Public sewer; Electric service via Baldwin EMC; Water service via Gulf Shores Utilities
• Home design: Mobile home; One level
• Construction: Vinyl siding; Slab foundation; Composition roof; Building area approximately 1120 square feet
• Exterior features: Front porch; Patio; Less than 1 acre lot; No waterfront; Whole/Full ownership

Interior

• Kitchen: Kitchen (13 x 10); Dishwasher; Electric range; Refrigerator
• 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 heating; Central electric cooling
• Interior features: No fireplace; Living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 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 36 days — a 3% lower offer ($165k) 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; moderate 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $179,200
• Comps found: 10

Show comp detail 10 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%)	1mo	$175,000	$160	96
16707 Ft Morgan Rd #8	0.17mi	3/2.0	1,140 (+2%)	3mo	$220,000	$193	86
16707 State Highway 180 #34	0.00mi	3/2.0	1,216 (+9%)	2mo	$189,900	$156	84
16707 State Highway 180 #66	0.00mi	3/2.0	1,216 (+9%)	4mo	$152,000	$125	82
16707 Ft Morgan Rd	0.17mi	3/2.0	1,080 (-4%)	7mo	$240,000	$222	80
16707 State Highway 180 #35	0.18mi	3/2.0	1,216 (+9%)	2mo	$179,900	$148	76
16707 Lagoon Cir	0.17mi	3/2.0	1,099 (-2%)	23mo	$185,000	$168	70
16707 State Highway 180 #51	0.18mi	3/2.0	1,248 (+11%)	11mo	$219,000	$175	63
16707 State Highway 180 #44	0.18mi	2/2.0 (-1)	1,216 (+9%)	12mo	$182,500	$150	62
16707 State Highway 180 #33	0.18mi	3/2.0	1,280 (+14%)	12mo	$141,000	$110	58

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-12,684
• Equity at exit: $25,333

10-year hold

• IRR: 3.3%
• Equity multiple: 1.25×
• Total profit: $11,887
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$25
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $212

Break-even live

Break-even rent $1,518

Max offer price $169,900

Occupancy floor 83%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 17 events

1. 2026-06-19
   days on market $169,900 Active 36 DOM
2. 2026-06-18
   days on market $169,900 Active 35 DOM
3. 2026-06-17
   days on market $169,900 Active 34 DOM
4. 2026-06-16
   days on market $169,900 Active 33 DOM
5. 2026-06-15
   days on market $169,900 Active 32 DOM
6. 2026-06-14
   days on market $169,900 Active 30 DOM
7. 2026-06-13
   days on market $169,900 Active 29 DOM
8. 2026-06-10
   days on market $169,900 Active 27 DOM
9. 2026-06-09
   days on market $169,900 Active 26 DOM
10. 2026-06-08
    days on market $169,900 Active 25 DOM
11. 2026-06-07
    days on market $169,900 Active 24 DOM
12. 2026-06-03
    price $169,900 Active 19 DOM
13. 2026-06-02
    days on market $159,900 Active 19 DOM
14. 2026-06-01
    days on market $159,900 Active 18 DOM
15. 2026-05-31
    days on market $159,900 Active 17 DOM
16. 2026-05-30
    days on market $159,900 Active 16 DOM
17. 2026-05-14
    listed $159,900 Active

ⓘ 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) · 45% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $21,439
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$300
• − Depreciation: −$4,943
• Taxable loss: −$149
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $2,583/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-14 Listed $159,900 BCAR