Short-Term Rental Property with Gulf
For Sale
$689,000
1454 Sandy Lane, Gulf Shores, AL 36542
Residential, Gulf Shores, AL
Property Size2,718 SF
Lot Size0.19 Acres
Price / SF$253.50
Days on Market176
Property Features for 1454 Sandy Lane
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 3, Bathroom 4, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 2, Bedroom 4, Bedroom 1
Window features
Window Treatments
Interior features
Internet, Bunk Room, Ceiling Fan(s)
Appliances
Dryer, Washer, Cooktop, Disposal, Microwave, Dishwasher, Refrigerator, Electric Range, Plumbed For Ice Maker, Smoke Detector
Subdivision
The Dunes
Lot features
Less Than 1 Acre
Elementary school
Gulf Shores Elementary
Middle school
Gulf Shores Middle
High school
Gulf Shores High
Directions
Fort Morgan road to the The Dunes subdivision past the guard shack will be the 2nd street on the left.
Standard status
Active
APN
69-08-01-0-005-008.013.902
Size
2,718 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
69-08-01-0-005-008.013.902
Tax Annual Amount
3653
HOA Fee
$350 Monthly
Legal Description
69-08-01-0-005-008.013.902
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric
Water front features
Beach Access
Water front
1
Building Details
Year built
2000
Floors in Building
3
Flooring type
Tile
Roof type
Metal
Architectural style
Other
Listing Agency:
Prickett Properties, LLC
(251) 209-0074
Listed By:
Daniel Prickett · License #000082526
(251) 639-4000
Added: Mar 12
Changed: Aug 31
Last Checked: Sep 3 at 4:06PM
MLS# 393411
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.
Investment Insights
Based on property information with market context.
The western half of a duplex, this furnished coastal home offers 2,718 square feet with four bedrooms and 3.5 baths. The layout includes a primary suite, a bunk room with sleeping capacity for 7, two additional bedrooms, and multiple ensuite or direct-access bath arrangements. A fully equipped kitchen features Fantasy Brown marble countertops, bar seating, and a separate dining table. The living room includes durable upholstered furnishings, while tile flooring and ceiling fans support everyday use.
Built in 2000, the home has a metal standing-seam roof, replacement decking, a newer air conditioner, a grinder pump, and a whole-house dehumidifier. Two Gulf-facing decks provide outdoor space with dining furniture and Adirondack chairs. The property is located at 1454 Sandy Lane in Gulf Shores, in the Dunes Subdivision on the quiet end of Fort Morgan Road. A community pool is across the street, and beach access is within a short walk. The home has a history of consistent rental use and is offered fully furnished.
Built in 2000, the home has a metal standing-seam roof, replacement decking, a newer air conditioner, a grinder pump, and a whole-house dehumidifier. Two Gulf-facing decks provide outdoor space with dining furniture and Adirondack chairs. The property is located at 1454 Sandy Lane in Gulf Shores, in the Dunes Subdivision on the quiet end of Fort Morgan Road. A community pool is across the street, and beach access is within a short walk. The home has a history of consistent rental use and is offered fully furnished.
Key Highlights
- Western half of a duplex with 2,718 square feet
- 4 bedrooms and 3.5 baths, including a bunk room sleeping 7
- 0.1894‑acre lot in the Dunes Subdivision
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$22,154
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.22%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$443,080
$443.1K
Cap Rate 7%
$316,486
$316.5K
Cap Rate 9%
$246,156
$246.2K
Market Conditions
NOI Build-Up for 2,718 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$42.4K $15.60/SF
− Vacancy
−$2.1K −$0.78/SF
EGI
$40.3K $14.82/SF
− OpEx
−$18.1K −$6.67/SF
NOI
$22.2K $8.15/SF
Area
Baldwin County, AL
Vacancy
5.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$443,080
Cap Rate 7%
$316,486
Cap Rate 9%
$246,156
Alternative Uses
Best Use
Apartment 5plus
$316.5K
$276.9K – $369.2K
NOI $22,154 @ 7.0% cap · market cap 3.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$653.6K
$571.9K – $762.6K
NOI $45,754 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
Explore this area
Business Placement
Demographics for 36542, AL
16,993
Population
18,551
Households
0.9
Avg Household Size
51
Median Age
38%
College-Educated
95%
High-School Grad
52.0 sq mi
ZIP Area
327
Density / Sq Mi
$74,861
Median Household Income
$35,580
Median Earnings
$1,365
Median Rent
$366,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Short term rental property - Furnished four-bedroom coastal home with Gulf views, updated systems, two decks, and nearby community pool and beach access.
Where is this short term rental property located?
The property is located at 1454 Sandy Lane Gulf Shores, AL.
What is the asking price?
The asking price for this property is $689,000.
What are key features of this property?
This property features: Western half of a duplex with 2,718 square feet; 4 bedrooms and 3.5 baths, including a bunk room sleeping 7; 0.1894‑acre lot in the Dunes Subdivision
