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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Retail space
1154 Bch Blvd 2 Gulf Shores, AL 36542-6200
Entity Owned
17-yr Hold
Absentee Owner
Free & Clear
Property ID
US03-3076977
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Total area
5,072 SF
Lot
1.36 ac (59,136 SF)
APN
66-04-19-3-000-007
UPID
US03-3076977
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
The Beach House Kitchen and Cocktails Restaurant
-
Island Ice Cream & Treats Grocery & Convenience Store Specialty Food Shop
-
S&S Seafood Market + Kitchen Restaurant
-
Waves Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$840k
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$980k
Owner & transaction history
Hoffman-kennedy LLC · 17 yrs held
Hoffman-kennedy LLC
since 2008
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.6M
+83.3%
Restaurant
$1.5M
+81.9%
Office building
$1.0M
+17.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Gulf Shores submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gulf Shores submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$910,000
6.5%
$840,000
7%
$780,000
Alternative Use
Use
Estimation
RETAIL STORES
$850,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,560,000
Change: +83% · Conversion: Difficult
RESTAURANT
$1,545,000
Change: +82% · Conversion: Easy
OFFICE BUILDING
$1,000,000
Change: +17% · Conversion: Easy
MEDICAL BUILDING
$990,000
Change: +17% · Conversion: Difficult
COMMERCIAL (GENERAL)
$835,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$193 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$11,548
Tax year 2023
Assessed value
$349,940
Assessed 2023
Previous assessed
$349,940
+0.0% YoY
Effective rate
3.30%
On assessed value
Assessed improvement
$349,940
Applied tax rate
8.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2009
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Bathrooms
3
Total area
5,072 SF
Lot
1.36 ac (59,136 SF)
APN
66-04-19-3-000-007
UPID
US03-3076977
Jurisdiction
BALDWIN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$850,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
RESTAURANT
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$990,000
COMMERCIAL (GENERAL)
Est. value
$835,000
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2009
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
3
Lot
1.36 ac
Current owner
From public records · entity-resolved
Hoffman-kennedy LLC
Entity
Free & Clear · 17 yrs held
Mailing address
1148 W LAGOON AVE, GULF SHORES, AL 36542-6206
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2009
—
Hoffman-kennedy LLC
—
Trustees Deed
related
$100,945 · Capstone Bank
Sep 26, 2008
$50,000
Hoffman-kennedy LLC
Hoffman Brothers Logging Co In
Warranty Deed
—
Aug 18, 2008
—
Hoffman-kennedy LLC
—
Grant Deed
related
$1,208,246 · Capstone Bank
May 2, 2008
—
Hoffman Brothers Logging Co In
—
Trustees Deed
related
$170,346 · Capstone Bank
Oct 8, 2004
—
Hoffman Brothers Logging Co In
—
Trustees Deed
related
$183,960 · First United Security Bank
Jun 29, 2004
$390,000
Philip R Harris
Hoffman,johnny M
Warranty Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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