Waterfront Land with School
For Sale
$6,995,000
140 Claysville School Road, Guntersville, AL 35976
Land, Guntersville, AL
Property Size47,000 SF
Lot Size20.42 Acres
Price / SF$148.83
Days on Market168
Property Features for 140 Claysville School Road
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Metes And Bounds
Lot features
Level, Views, Sidwalks, Highway Access, High Visibility, High Traffic
Elementary school
Dar
Middle school
Dar
High school
Dar
Directions
From Highway 431 Head North Towards Huntsville And Take Claysville School Road To Property.
Standard status
Active
APN
REMARKS
Lot size
20.42 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Water front features
Waterfront, Lake
Water front
1
Listing Agency:
Ainsworth Real Estate, LLC
(256) 640-7017
Listed By:
Bert Phillips · License #71951
(256) 572-7482
Added: Mar 25
Changed: Aug 28
Last Checked: Sep 8 at 1:06PM
MLS# 21894977
Copyright © 2026 ValleyMLS.Com,Inc. 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.
This 20.42-acre waterfront tract combines level land with approximately 2,700 feet of main-channel shoreline on Lake Guntersville. Existing improvements include an approximately 47,000 SF school/office building, a sewer lift station, three-phase power, natural gas, public water, and public sewer. A Phase I site assessment was completed in 2022.
The property has approximately 1,000 feet of frontage on Hwy 431, providing a direct connection toward Guntersville and an approximately 30-minute commute to Huntsville. Guntersville Airport, Gunter's Landing Golf community, yacht club and marina facilities, and the city's retail and entertainment district are all described as nearby. Potential waterfront development is subject to TVA approval.
The property has approximately 1,000 feet of frontage on Hwy 431, providing a direct connection toward Guntersville and an approximately 30-minute commute to Huntsville. Guntersville Airport, Gunter's Landing Golf community, yacht club and marina facilities, and the city's retail and entertainment district are all described as nearby. Potential waterfront development is subject to TVA approval.
Key Highlights
- 20.42‑acre waterfront property on Lake Guntersville
- Approximately 2,700 feet of main‑channel shoreline
- Approximately 1,000 feet fronting Hwy 431
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
$529,808
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
7.57%
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%
$10,596,160
$10.6M
Cap Rate 7%
$7,568,686
$7.6M
Cap Rate 9%
$5,886,756
$5.9M
Market Conditions
NOI Build-Up for 47,000 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
$846.0K $18.00/SF
− Vacancy
−$139.6K −$2.97/SF
EGI
$706.4K $15.03/SF
− OpEx
−$176.6K −$3.76/SF
NOI
$529.8K $11.27/SF
Area
Marshall County, AL
Vacancy
16.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$10,596,160
Cap Rate 7%
$7,568,686
Cap Rate 9%
$5,886,756
Alternative Uses
Best Use
Office B
$7.57M
$6.62M – $8.83M
NOI $529,808 @ 7.0% cap · market cap 7.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.14M
$8.88M – $11.83M
NOI $710,099 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 35976, AL
16,787
Population
7,472
Households
2.2
Avg Household Size
47
Median Age
31%
College-Educated
88%
High-School Grad
127.6 sq mi
ZIP Area
132
Density / Sq Mi
$72,579
Median Household Income
$39,354
Median Earnings
$792
Median Rent
$254,700
Median Home Value
Market
Vacancy Rate% for Office 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?
Waterfront Land - Level lakefront tract with an existing school/office building and public water and sewer service.
Where is this waterfront land located?
The property is located at 140 Claysville School Road Guntersville, AL.
What is the asking price?
The asking price for this property is $6,995,000.
What are key features of this property?
This property features: 20.42‑acre waterfront property on Lake Guntersville; Approximately 2,700 feet of main‑channel shoreline; Approximately 1,000 feet fronting Hwy 431
