6875 Crimson Ln · Gulf Shores, AL 36542

$336,000

3 bd · 2.0 ba · 1,907 sqft · SingleFamily public records · 57 Days on market

Built 2018 7,927 sqft lot Est $404k · 17% 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 +10.6/30.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This beautiful four bedroom two bath residence is only two years old and located in the Gulf Shores City School district! The home is gold fortified, which means lower insurance premiums! It also features numerous upgrades such as a storm door and a fully fenced yard that backs up to a private wooded area. The large living room is a great place for family gatherings. Included are smart home features such as a doorbell camera, remote light switch, and remote thermostat control. The quiet neighborhood includes a large common area and is family friendly. This is a great place to raise a family, retire, or enjoy a second home just miles from the beaches on the Gulf of Mexico! Seller is a licensed real estate agent it the State of Alabama.

Key facts

• 7,927 sq ft lot
• 2 garage spots
• Built 2018

Property features AI

Finance

• Other: Directions: County Road 8 to Crimson Ridge to Crimson Lane; property on the right
• HOA & community: Annual association fee of $225; Association covers management, common area insurance, and ground maintenance; No transfer fee

Exterior

• Parking: Attached double garage with automatic door; Two covered parking spaces
• Utilities: Cable available and connected; Electric service: Baldwin EMC; Public water and sewer (not explicitly stated as otherwise)
• Home design: One-story home; Resale property; Faces west
• Construction: Vinyl siding exterior; Composition roof; Slab foundation; Building area ~1907 square feet
• Exterior features: Fenced yard; Covered patio/porch; Level lot; Located in a subdivision; Has a view; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator with ice maker
• Bedrooms: Primary bedroom with attached bathroom (primary bed/bath combo); Primary bedroom on the 1st floor
• Bathrooms: Two full bathrooms; Primary bathroom with double vanity, soaking tub, and separate shower
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Ceiling fans; Internet available; Split bedroom floor plan; Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $336k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (30.7% below list).
• Recommended offer: $233k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 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 57 days — a 3% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $234k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,915 (30.7% 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 57 days. Have you received any prior offers? Is the seller open to a 31% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $404,284
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Dawson Dr	0.12mi	3/2.0	1,797 (-6%)	0mo	$360,000	$200	84
6850 Crimson Ridge St	0.12mi	3/2.0	1,630 (-14%)	1mo	$260,000	$160	70
437 Parkerman Ave	0.57mi	4/2.0 (+1)	1,835 (-4%)	1mo	$393,854	$215	62
449 Parkerman Ave	0.57mi	4/2.0 (+1)	1,835 (-4%)	1mo	$370,000	$202	61
445 Parkerman Ave	0.57mi	4/2.0 (+1)	1,835 (-4%)	2mo	$390,829	$213	61
436 Parkerman Ave	0.57mi	4/2.0 (+1)	1,835 (-4%)	2mo	$394,854	$215	61
420 Winters Ave	0.55mi	4/2.0 (+1)	1,806 (-5%)	0mo	$380,000	$210	60
7332 Raintree Ln	0.63mi	3/2.0	1,777 (-7%)	1mo	$310,000	$174	59
429 Winters Ave	0.55mi	4/2.0 (+1)	1,791 (-6%)	1mo	$360,000	$201	58
4142 Montague Dr	0.42mi	3/2.0	1,621 (-15%)	0mo	$395,000	$244	55
381 Parkerman Ave	0.56mi	3/2.0	1,651 (-13%)	2mo	$349,999	$212	50
165 Preston Way	0.63mi	4/2.0 (+1)	2,091 (+10%)	1mo	$475,000	$227	48

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-63,441
• Equity at exit: $50,099

10-year hold

• IRR: -10.7%
• Equity multiple: 0.34×
• Total profit: $-62,450
• Equity at exit: $29,051

Cash invested: $94,080 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,329 high
• Mortgage (P&I): −$1,762
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$140
• HOA: −$19
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-165

Break-even live

Break-even rent $2,538

Max offer price $306,848

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: $84,000
• Closing costs: $10,080
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.55mi
417 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,500	$1.36	13d	1	0.55mi
392 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	21d	1	0.55mi
21150 Coastal Gateway Blvd Gulf Shores, AL	3.0	2.5	1516	$1,699	$1.12	21d	1	0.58mi
263 Preston Way Gulf Shores, AL	4.0	2.0	1787	$2,400	$1.34	13d	1	0.60mi
425 Raley Farms Dr Gulf Shores, AL	4.0	2.5	2250	$2,600	$1.16	21d	1	0.69mi
5652 Dee St Unit A Gulf Shores, AL	2.0	2.0	2240	$1,500	$0.67	21d	1	1.03mi
4500 Gulf Shores Pkwy Gulf Shores, AL	1.0–3.0	1.0–3.0	1032	$1,983	$1.92	13d	10	1.03mi
20215 Edison Ave Foley, AL	1.0–3.0	1.0–2.0	1008	$1,950	$1.93	13d	53	1.05mi
8088 Carmel Cir Foley, AL	3.0	2.0	1693	$2,300	$1.36	13d	1	1.26mi
6870 Foley Bch EXPY Orange Beach, AL	1.0–3.0	1.0–2.0	1150	$1,753	$1.52	21d	15	1.27mi
6870 Foley Bch EXPY Orange Beach, AL	1.0–3.0	1.0–2.0	1150	$1,625	$1.41	13d	11	1.27mi
609 Saint Andrews Dr Gulf Shores, AL	3.0	3.0	2064	$5,500	$2.66	21d	1	1.27mi
224 Fulham Ln Foley, AL	4.0	2.0	1787	$2,100	$1.18	13d	1	1.29mi
212 Burnston Way Foley, AL	4.0	2.0	1768	$2,175	$1.23	44d	1	1.30mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 13 events

1. 2026-05-21
   price $336,000
2. 2026-04-01
   listed $340,000 Active
3. 2026-02-09
   price $340,000
4. 2025-09-04
   price $345,000
5. 2025-06-04
   price $350,000
6. 2025-03-30
   price $355,000
7. 2025-02-04
   listed $359,000 Active
8. 2021-01-19
   soldstatus $234,000
9. 2021-01-15
   soldstatus $234,000 758-char remark

   Show marketing remark (758 chars)

   Welcome home! This beautiful four bedroom two bath residence is only two years old and located in the Gulf Shores City School district! The home is gold fortified, which means lower insurance premiums! It also features numerous upgrades such as a storm door and a fully fenced yard that backs up to a private wooded area. The large living room is a great place for family gatherings. Included are smart home features such as a doorbell camera, remote light switch, and remote thermostat control. The quiet neighborhood includes a large common area and is family friendly. This is a great place to raise a family, retire, or enjoy a second home just miles from the beaches on the Gulf of Mexico! Seller is a licensed real estate agent it the State of Alabama.

10. 2020-11-28
    listed $234,000 758-char remark

    Show marketing remark (758 chars)

    Welcome home! This beautiful four bedroom two bath residence is only two years old and located in the Gulf Shores City School district! The home is gold fortified, which means lower insurance premiums! It also features numerous upgrades such as a storm door and a fully fenced yard that backs up to a private wooded area. The large living room is a great place for family gatherings. Included are smart home features such as a doorbell camera, remote light switch, and remote thermostat control. The quiet neighborhood includes a large common area and is family friendly. This is a great place to raise a family, retire, or enjoy a second home just miles from the beaches on the Gulf of Mexico! Seller is a licensed real estate agent it the State of Alabama.

11. 2019-01-16
    soldstatus $187,900
12. 2018-08-03
    listed $189,900
13. 2018-07-13
    listed $201,775

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$369/yr (+$31/mo · 36.6%)

ⓘ 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 · 24 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: $27,950
• − Mortgage interest: −$18,821
• − Property taxes: −$1,008
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − HOA: −$228
• − Depreciation: −$9,775
• Taxable loss: −$8,034
• Est. tax savings @ 24.0%: +$1,928
• After-tax cash flow: $-52/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

+66.5% since first listed

13 events — show timeline

• 2026-05-21 Price Changed $336,000 BCAR
• 2026-04-01 Listed $340,000 BCAR
• 2026-02-09 Price Changed $340,000 BCAR
• 2025-09-04 Price Changed $345,000 BCAR
• 2025-06-04 Price Changed $350,000 BCAR
• 2025-03-30 Price Changed $355,000 BCAR
• 2025-02-04 Listed $359,000 BCAR
• 2021-01-19 Sold (Public Records) $234,000 Public Records
• 2021-01-15 Sold (MLS) $234,000 BCAR
• 2020-11-28 Listed $234,000 BCAR
• 2019-01-16 Sold (MLS) $187,900 BCAR
• 2018-08-03 Listed $189,900 BCAR
• 2018-07-13 Listed $201,775 BCAR

Property tax history

+22.9%/yr

Latest (2025): $1,008 · +3.7% YoY. Source: county tax records.