3725 Highland St · Gulf Shores, AL 36542

$289,900

3 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 74 Days on market

Built 1999 8,189 sqft lot Est $298k · at est.

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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).

• Cash flow +11.4/30.0
• ARV discount +8.8/15.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great location in Gulf Shores under 300K! This 3 bedroom, 2 bathroom home is located close to shipping. , sports plex, and just a short drive to the beach! Home features a metal roof and recently upgraded landscaping adding great curb appeal! The fenced in backyard has also recently landscaped. Don't miss out on a cute home, with great potential! Buyer to verify all information during due diligence.

Key facts

• Upgraded landscaping
• Metal roof
• Fenced in backyard

Tags

• METAL ROOF
• UPGRADED LANDSCAPING
• FENCED IN BACKYARD

Property features AI

Finance

• HOA & community: No community features; No transfer fees

Exterior

• Parking: See remarks for parking details
• Utilities: Public sewer; Electric service by Baldwin EMC; Gulf Shores Utilities; Central electric heating; Central electric cooling; Ceiling fans
• Home design: Single-story home; One level; Attached property
• Construction: Vinyl siding; Metal roof; Slab foundation; Resale property
• Exterior features: Irrigation sprinkler; Fenced yard; Rear porch; Has view; Less than 1 acre lot

Interior

• Kitchen: Kitchen approximately 10 x 13.5 with breakfast area; Electric range; Dishwasher
• Bedrooms: Master bedroom on main level (approx. 11 x 15); Bedroom 2 (approx. 11 x 10); Bedroom 3 (approx. 10 x 10)
• Bathrooms: 2 full bathrooms; Master bathroom with tub/shower combo
• Interior features: No fireplace; Breakfast area open to kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (27.6% below list).
• Recommended offer: $210k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); 1215 active listings in the ZIP; 8 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 32% 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 $9k 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 74 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $96k; list at $290k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $209,785 (27.6% 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 74 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.72% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $298,354
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Harrison Cir	0.11mi	3/2.0	1,516 (+7%)	10mo	$305,000	$201	75
379 N Landward Dr	0.55mi	3/2.0	1,622 (+15%)	4mo	$363,000	$224	46
3850 Borman Loop	0.67mi	3/2.0	1,584 (+12%)	4mo	$335,000	$211	46

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-51,933
• Equity at exit: $43,225

10-year hold

• IRR: -9.3%
• Equity multiple: 0.41×
• Total profit: $-47,598
• Equity at exit: $25,065

Cash invested: $81,172 (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: 1215
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-100

Break-even live

Break-even rent $2,224

Max offer price $272,298

Occupancy floor 100%

Sensitivity live

Price	-10% $64	-5% $-18	+0% $-100	+5% $-182	+10% $-264
Rent	-10% $-265	-5% $-183	+0% $-100	+5% $-17	+10% $66
Rate	-1.0pp $46	-0.5pp $-26	base $-100	+0.5pp $-175	+1.0pp $-251

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
394 Haise Ln Gulf Shores, AL	3.0	2.0	1615	$2,450	$1.52	22d	1	0.49mi
431 Gemini St Gulf Shores, AL	4.0	2.0	1856	$2,400	$1.29	22d	1	0.50mi
20066 William St Gulf Shores, AL	3.0	2.0	1144	$2,300	$2.01	14d	1	0.74mi
4500 Gulf Shores Pkwy Gulf Shores, AL	1.0–3.0	1.0–3.0	1032	$1,983	$1.92	14d	10	0.86mi
20050 Oak Rd E Gulf Shores, AL	2.0	2.0	1100	$2,116	$1.92	22d	15	0.98mi
4962 Thorp Way Gulf Shores, AL	1.0–3.0	1.0–2.5	1170	$2,477	$2.12	22d	45	1.01mi
19000 Oak Rd W Gulf Shores, AL	1.0–2.0	1.0–2.0	819	$1,681	$2.05	14d	10	1.17mi
435 E Canal Dr Gulf Shores, AL	2.0	2.0	1050	$1,425	$1.36	22d	1	1.45mi

Listing history 4 events

1. 2026-04-29
   status Active
2. 2026-03-03
   status Pending
3. 2026-01-15
   listed $289,900 Active
4. 2005-02-03
   soldstatus $96,000

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $25,174
• − Mortgage interest: −$16,239
• − Property taxes: −$1,391
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$8,433
• Taxable loss: −$6,366
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $332/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

+202.0% since first listed

4 events — show timeline

• 2026-04-29 Relisted — BCAR
• 2026-03-03 Pending — BCAR
• 2026-01-15 Listed $289,900 BCAR
• 2005-02-03 Sold (Public Records) $96,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,391 · +2.6% YoY. Source: county tax records.