1229 Hummingbird Ln E · Gulf Shores, AL 36542

$270,000

2 bd · 2.0 ba · 2,292 sqft · SingleFamily · 13 Days on market

55+ age-restricted Built 1984 Good condition $118/sqft · 27% below area Est $371k · 27% under $545/mo HOA · 28% of rent ↓ 2% since listing

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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 +9.0/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience the convenience and peaceful coastal charm of Fort Morgan. Known for its friendly atmosphere and endless recreational opportunities, this coastal area features bike paths winding along Fort Morgan Road, a public boat launch just a short drive away for easy access to beautiful waterways, and miles of nearby white-sand beaches. Oyster Bay Village is a 55+ community offering an array of amenities, including a boardwalk to Oyster Bay, an indoor heated pool and hot tub, a workshop, an exercise room, and additional storage for boats and trailers. This recently refreshed 2-bedroom, 2-bath unit blends coastal comfort with thoughtful updates.

Key facts

• Hot tub
• Indoor heated pool
• Bike paths

Tags

• BIKE PATHS
• PUBLIC BOAT LAUNCH
• WHITE-SAND BEACHES
• BOARDWALK TO OYSTER BAY
• INDOOR HEATED POOL
• HOT TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-866 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (46.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (27.6% below list).
• Recommended offer: $145k (46.4% below list) — sets the bar for cash-flow.
• Cap rate 2.4% vs local median 0.5% 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); 1852 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,736 (46.4% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 2.45%
• Cash-on-cash: -13.74%
• DSCR: 0.39
• GRM: 11.5

CMA / ARV

• ARV (median comp): $371,487
• List price: $270,000
• Delta: -27.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Pearl Loop Loop	0.13mi	3/2.5 (+1)	1,912 (-17%)	0mo	$367,090	$192	62
16497 Brigadoon Trl	1.01mi	3/3.0 (+1)	2,280 (-0%)	13mo	$500,000	$219	44
1506 Sandpiper Ln #6	0.85mi	3/3.5 (+1)	2,196 (-4%)	7mo	$824,000	$375	41
17050 Lagoon Winds Dr	0.51mi	3/2.5 (+1)	1,859 (-19%)	6mo	$850,000	$457	39
1273 Dorado Way	1.03mi	3/2.0 (+1)	2,125 (-7%)	12mo	$550,000	$259	38
1257 Dorado Way	0.98mi	3/3.0 (+1)	2,096 (-9%)	12mo	$594,500	$284	32
1509 Sago Ct	0.90mi	3/2.5 (+1)	2,006 (-12%)	7mo	$599,000	$299	32
1253 Dorado Way	0.95mi	3/3.0 (+1)	2,096 (-9%)	16mo	$594,500	$284	28
1505 Sabal Cv	0.91mi	3/2.0 (+1)	1,877 (-18%)	16mo	$632,451	$337	22
1232 Pindo Dr	0.99mi	3/2.0 (+1)	1,947 (-15%)	18mo	$507,000	$260	20
111 Blue Lagoon Dr	1.04mi	3/3.0 (+1)	1,935 (-16%)	18mo	$725,000	$375	16
18156 Highway 180	0.83mi	3/3.0 (+1)	1,905 (-17%)	19mo	$840,000	$441	15

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: -40.8%
• Equity multiple: -0.28×
• Total profit: $-97,115
• Equity at exit: $40,258

10-year hold

• IRR: -57.6%
• Equity multiple: -0.96×
• Total profit: $-148,222
• Equity at exit: $23,345

Cash invested: $75,600 (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 →

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

Active competition Active MLS

• For sale now: 22 active · 9 under contract
• Months of supply: 66.0 mo (2%/mo absorbed)
• Median asking: $532,500 ($276/sqft)
• Median days on market: 52 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -41.4% vs 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: 1852
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$545
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-866

Break-even live

Break-even rent $3,052

Max offer price $144,736

Occupancy floor —

Sensitivity live

Price	-10% $-679	-5% $-772	+0% $-866	+5% $-959	+10% $-1,052
Rent	-10% $-1,020	-5% $-943	+0% $-866	+5% $-788	+10% $-711
Rate	-1.0pp $-730	-0.5pp $-797	base $-866	+0.5pp $-936	+1.0pp $-1,007

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: $67,500
• Closing costs: $8,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1433 W Lagoon Ave Unit A Gulf Shores, AL	3.0	2.5	1901	$2,500	$1.32	10d	1	0.90mi
1433 W Lagoon Ave Unit B Gulf Shores, AL	3.0	2.5	1900	$2,500	$1.32	10d	1	0.90mi

Property features AI

Finance

• HOA & community: Homeowners associationAssociation amenities include trash service, cable TV, recreation facilities, and insuranceAssociation fee includes trash service, cable TV, internet, pest control, sewer, and waterClubhouseFitness centerFishingSenior communityPets allowed

Exterior

• Parking: Carport2 carport spaces
• Home design: Single-family residenceOne story
• Construction: Cement sidingSlab foundation
• Exterior features: PatioPartially fencedWaterfrontStorage structure

Interior

• Kitchen: DisposalMicrowaveDishwasherElectric rangePlumbed for ice maker
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airElectric coolingCeiling fans
• Interior features: StorageHigh ceilingsUnfurnished
• Laundry & utility: WasherDryer

HOA detail $545/mo · $6,540/yr

• Likely covers: waterpool

Listing history 50 events

1. 2026-11-08
   days on market $270,000 Active 13 DOM
2. 2026-11-07
   days on market $270,000 Active 12 DOM
3. 2026-11-06
   days on market $270,000 Active 11 DOM
4. 2026-11-05
   days on market $270,000 Active 10 DOM
5. 2026-11-04
   pricedays on marketlisting id $270,000 Active 9 DOM
6. 2026-09-05
   days on market $265,000 Active 79 DOM
7. 2026-09-04
   days on market $265,000 Active 78 DOM
8. 2026-09-03
   days on market $265,000 Active 77 DOM
9. 2026-08-31
   days on market $265,000 Active 74 DOM
10. 2026-08-30
    days on market $265,000 Active 73 DOM
11. 2026-08-29
    days on market $265,000 Active 72 DOM
12. 2026-08-28
    days on market $265,000 Active 71 DOM
13. 2026-08-27
    days on market $265,000 Active 70 DOM
14. 2026-08-26
    days on market $265,000 Active 69 DOM
15. 2026-08-25
    days on market $265,000 Active 68 DOM
16. 2026-08-24
    days on market $265,000 Active 67 DOM
17. 2026-08-23
    days on market $265,000 Active 66 DOM
18. 2026-08-22
    days on market $265,000 Active 65 DOM
19. 2026-08-21
    days on market $265,000 Active 64 DOM
20. 2026-08-20
    days on market $265,000 Active 63 DOM
21. 2026-08-19
    days on market $265,000 Active 62 DOM
22. 2026-08-18
    days on market $265,000 Active 61 DOM
23. 2026-08-17
    days on market $265,000 Active 60 DOM
24. 2026-08-16
    days on market $265,000 Active 59 DOM
25. 2026-08-15
    days on market $265,000 Active 58 DOM
26. 2026-08-14
    days on market $265,000 Active 57 DOM
27. 2026-08-13
    days on market $265,000 Active 56 DOM
28. 2026-08-12
    days on market $265,000 Active 55 DOM
29. 2026-08-11
    days on market $265,000 Active 54 DOM
30. 2026-08-10
    days on market $265,000 Active 53 DOM
31. 2026-08-09
    days on market $265,000 Active 52 DOM
32. 2026-08-08
    days on market $265,000 Active 51 DOM
33. 2026-08-07
    days on market $265,000 Active 50 DOM
34. 2026-08-06
    days on market $265,000 Active 49 DOM
35. 2026-08-05
    days on market $265,000 Active 48 DOM
36. 2026-08-04
    days on market $265,000 Active 47 DOM
37. 2026-08-03
    days on market $265,000 Active 46 DOM
38. 2026-07-31
    days on market $265,000 Active 43 DOM
39. 2026-07-30
    days on market $265,000 Active 42 DOM
40. 2026-07-29
    days on market $265,000 Active 41 DOM
41. 2026-07-27
    days on market $265,000 Active 39 DOM
42. 2026-07-25
    days on market $265,000 Active 37 DOM
43. 2026-07-24
    days on market $265,000 Active 36 DOM
44. 2026-07-23
    days on market $265,000 Active 35 DOM
45. 2026-07-22
    days on market $265,000 Active 34 DOM
46. 2026-07-21
    days on market $265,000 Active 33 DOM
47. 2026-07-18
    days on market $265,000 Active 30 DOM
48. 2026-07-16
    days on market $265,000 Active 28 DOM
49. 2026-07-16
    days on market $265,000 Active 27 DOM
50. 2026-07-14
    days on market $265,000 Active 26 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 3/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 20 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: $23,472
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − HOA: −$6,540
• − Depreciation: −$7,855
• Taxable loss: −$15,202
• Est. tax savings @ 24.0%: +$3,649
• After-tax cash flow: $-6,739/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 $11,460–$34,380 screening

This end-unit townhouse in Oyster Bay Village is in good condition with custom upgrades and well-maintained features. It offers a recently refinished heated pool and hot tub, making it an attractive property for both resale and rental.

Value-add opportunities

• Both Pool maintenance — A well-maintained pool can significantly increase both resale and rental value ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and property value ↑
• Resale Kitchen appliances — Upgrading to modern appliances can attract more buyers ↑
• Resale Bathroom fixtures — Modern fixtures can enhance the appeal of the bathroom ↑

ⓘ 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

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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%

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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%
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Other Asian/Pacific 1%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• HOA & community: Homeowners associationAssociation amenities include trash service, cable TV, recreation facilities, and insuranceAssociation fee includes trash service, cable TV, internet, pest control, sewer, and waterClubhouseFitness centerFishingSenior communityPets allowed

Exterior

• Parking: Carport2 carport spaces
• Home design: Single-family residenceOne story
• Construction: Cement sidingSlab foundation
• Exterior features: PatioPartially fencedWaterfrontStorage structure

Interior

• Kitchen: DisposalMicrowaveDishwasherElectric rangePlumbed for ice maker
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airElectric coolingCeiling fans
• Interior features: StorageHigh ceilingsUnfurnished
• Laundry & utility: WasherDryer

Price history

-1.8% since first listed

8 events — show timeline

• 2026-10-14 Listed $270,000 BCAR
• 2026-09-08 Listing Removed — REALTRACS
• 2026-07-13 Price Changed $265,000 REALTRACS
• 2026-06-18 Listed $275,000 REALTRACS
• 2026-04-22 Contingent — BCAR
• 2026-04-08 Price Changed $260,000 BCAR
• 2026-03-23 Price Changed $265,000 BCAR
• 2026-01-19 Listed $275,000 BCAR