6194 Gulf Shores Parkway Pkwy Unit E-8 · Gulf Shores, AL 36542

$250,000

3 bd · 2.0 ba · 1,285 sqft · SingleFamily · 112 Days on market

Built 2006 Good condition $195/sqft · 25% below area Est $335k · 25% under $442/mo HOA · 21% of rent ↓ 9% 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 +5.7/30.0
• Schools +5.1/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 2 bath upstairs unit in Colony Club. Unit has been freshly painted. Laminate wood flooring throughout. Complex offers the convenience of being located minutes from the Beach, shopping and dining, fantastic amenities including a beautiful pool, hot tub, exercise area, tennis and additional parking available for a boat or camper. Great rental investment, second home or primary residence. The unit is rented by a long term renter and WILL require 24 hours for showing approval. Buyer to verify all information during due diligence. PICTURES WILL BE REPLACED SOON.

Key facts

• Hot tub
• Freshly painted
• Beautiful pool

Tags

• UPSTAIRS UNIT
• FRESHLY PAINTED
• LAMINATE WOOD FLOORING
• BEAUTIFUL POOL
• HOT TUB
• EXERCISE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-511 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (16.0% below list).
• Recommended offer: $176k (29.6% below list) — sets the bar for cash-flow.
• Cap rate 3.8% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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

• It's been on market 112 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $176,050 (29.6% 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 112 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.84% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.76%
• DSCR: 0.61
• GRM: 9.9

CMA / ARV

• ARV (median comp): $335,412
• List price: $250,000
• Delta: -25.46%
• 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
6194 State Highway 59 Unit Q7	0.33mi	3/2.0	1,285 (0%)	2mo	$220,000	$171	83
6194 STATE HIGHWAY 59 Unit Q6	0.33mi	3/2.0	1,285 (0%)	3mo	$215,000	$167	82
6194 St Hwy 59 Unit N7	0.33mi	2/2.0 (-1)	1,017 (-21%)	4mo	$210,000	$206	52
6194 St Hwy 59 Unit F3	0.33mi	2/2.0 (-1)	1,004 (-22%)	4mo	$195,000	$194	52
501 Cotton Creek Dr #1302	1.38mi	2/2.0 (-1)	1,241 (-3%)	3mo	$310,000	$250	52
6194 S STATE HIGHWAY 59 Unit R2	0.33mi	2/2.0 (-1)	1,004 (-22%)	4mo	$195,000	$194	51
6194 STATE HIGHWAY 59 Unit D5	0.33mi	2/2.0 (-1)	1,040 (-19%)	4mo	$203,000	$195	51
3725 Highland St	0.98mi	3/2.0	1,414 (+10%)	3mo	$280,000	$198	46
723 West Blvd W #12	1.35mi	2/2.5 (-1)	1,198 (-7%)	4mo	$430,000	$359	44
6887 Crimson Ridge St	0.97mi	3/2.0	1,545 (+20%)	3mo	$295,000	$191	37
444 Parkerman Ave	1.39mi	3/2.0	1,510 (+18%)	4mo	$360,000	$238	37
501 Cotton Creek Dr #105	1.27mi	2/2.0 (-1)	1,040 (-19%)	3mo	$276,000	$265	32

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: -30.6%
• Equity multiple: -0.02×
• Total profit: $-71,246
• Equity at exit: $37,276

10-year hold

• IRR: -28.2%
• Equity multiple: -0.38×
• Total profit: $-96,431
• Equity at exit: $21,615

Cash invested: $70,000 (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: 16 active · 6 under contract
• Months of supply: 32.0 mo (3%/mo absorbed)
• Median asking: $252,450 ($219/sqft)
• Median days on market: 112 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +19.1% 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: 9.9×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$442
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-511

Break-even live

Break-even rent $2,746

Max offer price $176,050

Occupancy floor —

Sensitivity live

Price	-10% $-338	-5% $-425	+0% $-511	+5% $-597	+10% $-684
Rent	-10% $-677	-5% $-594	+0% $-511	+5% $-428	+10% $-345
Rate	-1.0pp $-385	-0.5pp $-447	base $-511	+0.5pp $-576	+1.0pp $-642

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4500 Gulf Shores Pkwy Gulf Shores, AL	1.0–3.0	1.0–3.0	1032	$1,983	$1.92	109d	10	0.12mi
20050 Oak Rd E Gulf Shores, AL	2.0	2.0	1100	$1,866	$1.70	6d	15	0.29mi
20066 William St Gulf Shores, AL	3.0	2.0	1144	$2,300	$2.01	109d	1	0.31mi
20066 William St Gulf Shores, AL	3.0	2.0	1144	$2,300	$2.01	6d	1	0.31mi
4962 Thorp Way Gulf Shores, AL	1.0–3.0	1.0–2.5	1170	$2,477	$2.12	116d	45	0.73mi
6057 Andhurst Dr Gulf Shores, AL	3.0	2.0	1790	$2,400	$1.34	6d	1	0.75mi
394 Haise Ln Gulf Shores, AL	3.0	2.0	1615	$2,450	$1.52	116d	1	0.88mi
431 Gemini St Gulf Shores, AL	4.0	2.0	1856	$2,400	$1.29	116d	1	0.92mi
6870 Summerset Dr Gulf Shores, AL	3.0	2.0	1668	$2,300	$1.38	6d	1	0.93mi
19000 Oak Rd W Gulf Shores, AL	1.0–2.0	1.0–2.0	819	$1,695	$2.07	0d	10	1.05mi
341 Cotton Bay Ln Gulf Shores, AL	3.0	2.0	1560	$2,195	$1.41	6d	1	1.21mi
501 Cotton Creek Dr #1003 Gulf Shores, AL	2.0	2.0	1328	$1,750	$1.32	6d	1	1.25mi
263 Preston Way Gulf Shores, AL	4.0	2.0	1787	$2,400	$1.34	109d	1	1.36mi
452 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	116d	1	1.42mi
392 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,600	$1.42	116d	1	1.42mi
417 Parkerman Ave Gulf Shores, AL	4.0	2.0	1835	$2,500	$1.36	109d	1	1.42mi
428 Preston Way Gulf Shores, AL	4.0	2.0	1787	$2,550	$1.43	5d	1	1.43mi

Property features AI

Finance

• Other: Condominium ownershipDirections: Hwy 59 to Oak Rd. East Co Rd 6, turn left into Colony Club
• HOA & community: Monthly association fee of $442Association covers management, common area insurance, grounds maintenance, pest control, recreational facilities, reserves, taxes for common area, trash, and water/sewerNo transfer feeCommunity features: BBQ area, fitness center, outdoor pool, tennis courts

Exterior

• Parking: See remarks for parking details
• Utilities: Electric service: Baldwin EMCWater and sewer included in association services
• Home design: Condo — attached unitSingle-story (one level)No unit above
• Construction: Built with vinyl siding and wood frameSlab foundationDimensional roof
• Exterior features: Community poolCommunity spaCommunity recreational amenities (BBQ area, fitness center, tennis courts)Has viewLot details: see remarks

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator with ice maker
• Bedrooms: Primary bedroom with private bath and balcony/patio (main level) — approx. 11 x 14Second bedroom — approx. 10 x 13Third bedroom — approx. 10 x 11
• Flooring: Wood flooringLaminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatCeiling fan cooling
• Interior features: Ceiling fansBuilt-in storageFireplace (see remarks)
• Laundry & utility: WasherDryer

HOA detail $442/mo · $5,304/yr

• Likely covers: pool

Listing history 50 events

1. 2026-09-24
   days on market $250,000 Active 112 DOM
2. 2026-09-24
   days on market $250,000 Active 111 DOM
3. 2026-09-22
   days on market $250,000 Active 110 DOM
4. 2026-09-21
   days on market $250,000 Active 109 DOM
5. 2026-09-20
   days on market $250,000 Active 108 DOM
6. 2026-09-19
   days on market $250,000 Active 107 DOM
7. 2026-09-17
   days on market $250,000 Active 105 DOM
8. 2026-09-16
   days on market $250,000 Active 104 DOM
9. 2026-09-15
   days on market $250,000 Active 103 DOM
10. 2026-09-14
    days on market $250,000 Active 102 DOM
11. 2026-09-13
    days on market $250,000 Active 101 DOM
12. 2026-09-12
    days on market $250,000 Active 100 DOM
13. 2026-09-11
    days on market $250,000 Active 99 DOM
14. 2026-09-05
    days on market $250,000 Active 93 DOM
15. 2026-09-04
    days on market $250,000 Active 92 DOM
16. 2026-09-03
    days on market $250,000 Active 91 DOM
17. 2026-08-31
    days on market $250,000 Active 88 DOM
18. 2026-08-30
    days on market $250,000 Active 87 DOM
19. 2026-08-29
    days on market $250,000 Active 86 DOM
20. 2026-08-28
    days on market $250,000 Active 85 DOM
21. 2026-08-27
    days on market $250,000 Active 84 DOM
22. 2026-08-26
    days on market $250,000 Active 83 DOM
23. 2026-08-25
    days on market $250,000 Active 82 DOM
24. 2026-08-24
    days on market $250,000 Active 81 DOM
25. 2026-08-23
    days on market $250,000 Active 80 DOM
26. 2026-08-22
    days on market $250,000 Active 79 DOM
27. 2026-08-21
    days on market $250,000 Active 78 DOM
28. 2026-08-20
    days on market $250,000 Active 77 DOM
29. 2026-08-19
    days on market $250,000 Active 76 DOM
30. 2026-08-18
    days on market $250,000 Active 75 DOM
31. 2026-08-17
    days on market $250,000 Active 74 DOM
32. 2026-08-16
    days on market $250,000 Active 73 DOM
33. 2026-08-15
    days on market $250,000 Active 72 DOM
34. 2026-08-14
    days on market $250,000 Active 71 DOM
35. 2026-08-13
    days on market $250,000 Active 70 DOM
36. 2026-08-12
    days on market $250,000 Active 69 DOM
37. 2026-08-11
    days on market $250,000 Active 68 DOM
38. 2026-08-10
    days on market $250,000 Active 67 DOM
39. 2026-08-09
    days on market $250,000 Active 66 DOM
40. 2026-08-08
    days on market $250,000 Active 65 DOM
41. 2026-08-07
    days on market $250,000 Active 64 DOM
42. 2026-08-06
    days on market $250,000 Active 63 DOM
43. 2026-08-05
    days on market $250,000 Active 62 DOM
44. 2026-08-04
    days on market $250,000 Active 61 DOM
45. 2026-08-03
    days on marketlisting id $250,000 Active 60 DOM
46. 2026-08-01
    remarks 573-char remark
47. 2026-08-01
    days on marketlisting id $250,000 Active 2 DOM
48. 2026-07-31
    days on market $250,000 Active 57 DOM
49. 2026-07-30
    days on market $250,000 Active 56 DOM
50. 2026-07-29
    days on market $250,000 Active 55 DOM

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

Taxation est. · year 1

• Rental income: $25,195
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$5,304
• − Depreciation: −$7,273
• Taxable loss: −$10,417
• Est. tax savings @ 24.0%: +$2,500
• After-tax cash flow: $-3,632/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 75/100 Cosmetic rehab Est. rehab $6,425–$19,275 screening

This well-maintained condo is in good condition with fresh paint and laminate flooring. It offers a good rental investment opportunity with a great location and amenities.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn-out flooring — Improves aesthetics and functionality ↑
• Both Upgrade kitchen appliances — Modernizes the space and attracts buyers ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ 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%
• 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%

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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

• Other: Condominium ownershipDirections: Hwy 59 to Oak Rd. East Co Rd 6, turn left into Colony Club
• HOA & community: Monthly association fee of $442Association covers management, common area insurance, grounds maintenance, pest control, recreational facilities, reserves, taxes for common area, trash, and water/sewerNo transfer feeCommunity features: BBQ area, fitness center, outdoor pool, tennis courts

Exterior

• Parking: See remarks for parking details
• Utilities: Electric service: Baldwin EMCWater and sewer included in association services
• Home design: Condo — attached unitSingle-story (one level)No unit above
• Construction: Built with vinyl siding and wood frameSlab foundationDimensional roof
• Exterior features: Community poolCommunity spaCommunity recreational amenities (BBQ area, fitness center, tennis courts)Has viewLot details: see remarks

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator with ice maker
• Bedrooms: Primary bedroom with private bath and balcony/patio (main level) — approx. 11 x 14Second bedroom — approx. 10 x 13Third bedroom — approx. 10 x 11
• Flooring: Wood flooringLaminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatCeiling fan cooling
• Interior features: Ceiling fansBuilt-in storageFireplace (see remarks)
• Laundry & utility: WasherDryer

Price history

-9.1% since first listed

5 events — show timeline

• 2026-06-03 Listed $250,000 BCAR
• 2025-03-11 Relisted — BCAR
• 2025-03-11 Listed $250,000 BCAR
• 2024-02-28 Price Changed $250,000 BCAR
• 2022-09-02 Listed $275,000 BCAR