Fort Morgan & Veterans Commercial Site

Vacant Land for Sale
Catylist Listing ID: 30360182
Property Subtypes: Hospitality, Office, Retail, Retail-Pad, Self Storage, Other
Gross Land Area: 2.72 - 5.30 Acres
Sale Price: $299,000
Sale Terms: Cash to Seller
Last Updated: 12/25/2021

Overview / Comments

The subject property contains a gross area of 5.3 acres with 2.72 acres of useable area approved by The Army Corps of Engineers, Fish & Wildlife and ADEM with Wetlands Mitigation already in place. The property could support a convenience store and center up to 27,364 square feet.

I have performed a feasibility analysis and concluded that the property could be developed initially with a convenience gas station with a second phase being developed later. The area has no competing, quality convenience or gas stores that are operated or constructed to current consumer standards. There is one property which will minimally compete with the subject convenience center due to its location; however, it is believed that with a new product on the market our site would capture 80% or more of the convenience retail and gas sales market for much of the Fort Morgan corridor, especially the area beyond three miles west of Highway 59. This is a 20-mile area with an average vehicle count of 6,500 vehicles a day and no competition. Traffic and demand are much higher in the summer months with as many as 30,000 visitors being housed on the peninsula and passing by the subject property each day. With additional development of the site, in service and goods businesses, the property’s capture will increase.

Once developed this corner will be the strongest on the Fort Morgan Corridor from the Ferry to 3 miles west of Highway 59. I have surveyed the market and there is an extremely limited number of sites zoned for commercial development and none with a hard corner which is the case with this property being located on the corner of Veterans Drive and Fort Morgan Road with Access on both thoroughfares.

Additional Details

Nearest MSA: Daphne-Fairhope-Foley
County: Baldwin
Taxing Authority: Gulf, Shores, Baldwin County
Tax ID/APN: 68-08-27-0-000-007.000 plus 036320 - 009106 and 001274
Property Located Between: From Highway 59 head west on Fort Morgan Road (180). Property is 11.3 miles on the left, on the corner of Veterans and 180.
Property Visibility: Excellent
Legal Description: APN’s: 68-08-27-0-000-007.000 68-08-27-0-000-008.000 68-08-27-0-000-009.000
Largest Nearby Street: Fort Morgan Road and Veterans Drive
Feet of Frontage: 463
Traffic/Vehicle Count: 500
Highway Access: 463 feet on Fort Morgan road and 500 feet on Veterans Drive. State Highway 180 / Fort Morgan Road 2.72 Acres of Useable Site Area – Hard Corner Site
Airports: Pensacola International - Mobile Regional - Gulf Shores Municipal
Site Description: There are 3 PPIN #'s associated with this listing. 036320 - 009106 and 001274. 2.72 acres useable of a 5.3 acre +/- commercial parcel located on the southwest corner of Fort Morgan Road at Veterans Road on the Fort Morgan Peninsula in Gulf Shores, Baldwin County. Approved for construction of up to 27,000 SF commercial building. All Fish and Wildlife, Corp of Engineers, and ADEM permits have been obtained. This property would be a good fit for a convenience store with gasoline. There is sufficient demand for this use based upon a gap analysis which I can provide. There is approximately 460 feet of frontage on Fort Morgan Road and 501 feet of frontage on Veterans Road.
Area Description: Fort Morgan, Gulf Shores, Baldwin County, Alabama.
Lot Frontage: 463.29
Lot Depth: 501.81
Zoning Description: Section 5.3 B-3, General Business District 5.3.1 Purpose and intent. The purpose of this district is to provide for a variety of retail uses and services in free-standing parcels or shopping centers to serve the community's general commercial needs. This district shall only be applied at appropriate locations: to conveniently meet these needs; in conformance with the goals, objectives and policies and location criteria of the Comprehensive Plan; compatible with the surrounding land uses and zoning districts; where it will not adversely impact the facilities and services of the County; where it will not set a precedent for the introduction of inappropriate uses into an area; and so as not to encourage non-residential strip development along streets.
Topography: Level
Easements: Environmental
Easements Description: The subject property contains a gross area of 5.3 acres with 2.72 acres of useable area approved by The Army Corps of Engineers, Fish & Wildlife and ADEM with Wetlands Mitigation already in place. The property has been approved by all these entities a convenience store and center up to 27,364 square feet with approvals for supporting site improvements.
Soil Type: Sandy
Available Utilities: Electric, Water, Sewer, Cable, Internet Access
Water Service: Municipal
Sewer Type: Municipal

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Demographic Statistics

Proximity: 5 miles
Total Population: 433
Median Age: 58.42
Households: 216


Photograph of Listing Agent

Chris Baker, MAI, CCIM, CPM

Palms Realty
Gulf Coast CMLS Member
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