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    25122 Perdido Beach Boulevard Orange Beach, AL 36561

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    Claim this Listing
    For Sale
    $4,000,000

    Land - Orange Beach, AL

    Lot size:
    0.44 Acres
    Added:
    Jun 12, 2024
    Days on Market:
    689
    Last Refresh:
    May 1 at 11:06 am

    Property Features for 25122 Perdido Beach Boulevard

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    65-04-17-0-000-003.002
    Lot size
    0.44 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Andrew Lewis
    Andrew Lewis

    Listing agent Andrew Lewis License #124765

    Listing office Lewis & Co. Real Estate 309 E 21st Ave Suite I, Orange Beach, AL

    Listing date Jun 12, 2024

    MLS# 363696 Listing URL

    Copyright © 2026 Baldwin REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Prime Frontage on Perdido Beach

    This property features 400 feet of frontage on Perdido Beach Boulevard and consists of four vacant land lots. Additionally, the property includes four lots with three free-standing retail centers. The site presents an opportunity for mixed-use development or high-end vacation rental properties. For commercial or retail use, a building of up to 5,000 square feet could be constructed without additional approvals if the existing structures are removed. Anything larger would require Planned Unit Development (PUD) approval due to parking requirements. The existing structures, dating back to pre-1950s, could be restored to create a shopping destination for locals and tourists. Alternatively, the property offers vacation rental redevelopment potential. There are eight originally platted lots, each measuring 50 feet by 100 feet, where single-family homes or duplexes could be built on each lot without PUD approval. The total lot size is 0.442 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Steve's Barber Shop Barber Shop Flip Flop Vacations Vacation Rental Beach Shutters Photography Wedding Service BCM Coastal Hardware & Home Improvement Tallulah's Treasures (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Hair Salon Gym & Fitness Center Nail Salon Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Orange Beach
    County
    Baldwin
    State
    Alabama
    Longitude
    -87.596638
    Latitude
    30.267241

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    FAQs

    What type of property is this?
    Commercial land - Vacant land with redevelopment potential on Perdido Beach Blvd.
    Where is this commercial land located?
    The property is located at 25122 Perdido Beach Boulevard Orange Beach, AL.
    What is the asking price?
    The asking price for this property is $4,000,000.
    What are key features of this property?
    This property features: 400' of prime frontage on Perdido Beach Blvd.; Opportunity for mixed‑use development or high‑end vacation rental properties.; By right development of (8) single‑family homes or duplexes (50' x 100' lots).
    (713) 294-5518
    We can help!
    Listing Contact
    Andrew Lewis
    Andrew Lewis
    Real Estate License ID: 124765
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    25122 Perdido Beach Boulevard, Orange Beach, AL 36561

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