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Property profile & analytics
FOR SALE
Office buildings
1680 W 2Nd St Gulf Shores, AL 36542
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US03-0039977
For Sale
1 / 29
$1,900,000
1680 W 2Nd St, Gulf Shores, AL 36542
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
10,222 SF
Lot
0.91 ac (39,640 SF)
APN
66-03-08-4-000-050.036
UPID
US03-0039977
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
-
Dr. Jason R. Williams, MD Physician
-
Precision Imaging Medical Clinic
-
Volkert, Inc. Engineering Consultant
-
Clear Title LLC Title Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.96M
Comparable Approach
Comparable
$1.68M
Blend (final)
Blend
$1.64M
Owner & transaction history
Yg2 Properties LLC · 9 yrs held
Yg2 Properties LLC
since 2016
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$2,120,000
6.5%
$1,955,000
7%
$1,815,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,015,000
Current use
MEDICAL BUILDING
$2,000,000
Change: -1% · Conversion: Easy
RETAIL STORES
$1,715,000
Change: -15% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,680,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$1.64M
Range $1.48M – $1.80M · ±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
$160 / 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
$10,697
Tax year 2023
Assessed value
$324,160
Assessed 2023
Previous assessed
$324,160
+0.0% YoY
Effective rate
3.30%
On assessed value
Assessed land
$64,380
Assessed improvement
$259,780
Land market value
$321,900
Improvement market value
$1,298,900
Total market value
$1,620,800
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1999
Heating
FORCED AIR
Cooling
YES
Stories
2
Bathrooms
3
Total area
10,222 SF
Lot
0.91 ac (39,640 SF)
APN
66-03-08-4-000-050.036
UPID
US03-0039977
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
OFFICE BUILDING Current
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.7M
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
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
1999
Heating
FORCED AIR
Cooling
Yes
Stories
2
Bathrooms
3
Lot
0.91 ac
Current owner
From public records · entity-resolved
Yg2 Properties LLC
Entity
Mailing address
PO BOX 2326, GULF SHORES, AL 36547-2326
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2017
—
Yg2 Properties LLC
—
Deed
related
$760,000 · Bancorpsouth
Nov 10, 2016
$650,000
Yg2 Properties LLC
Pnc Bk National Assn
Warranty Deed
$520,000 · Bancorpsouth
May 1, 2015
$987,000
Pnc Bk National Assn
Auctioneer Of Baldwin County|williams Alabama R/e
Trustees Deed
related
—
Apr 26, 2011
$95,000
Alabama R Williams
Frangos,katherine C
Warranty Deed
—
Apr 26, 2011
—
Williams Alabama R/e I Fam LP
Williams,jason R
Quit Claim Deed
related
$2,299,888 · Rbc Bank (usa)
Apr 14, 2011
—
Alabama Real Estate I Williams
Williams,jason R
Quit Claim Deed
related
—
Nov 7, 2006
—
Jason R Williams
—
Trustees Deed
related
$667,339 · Rgr Alabama LLC
Aug 19, 2004
$450,253
Jason R Williams
Mckerall & Lee
Warranty Deed
$363,253 · Regions Bank
—
—
Yg2 Properties LLC
—
Deed Of Trust
related
$760,000 · Bancorpsouth
—
—
Jason R Williams
—
Deed Of Trust
related
$1,425,372 · Rgr Alabama LLC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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