Flex Space With Loading
For Sale
$849,900
2221 Ross Clark Circle, Dothan, AL 36301
Commercial Sale, Dothan, AL
Property Size7,476 SF
Lot Size1.28 Acres
Price / SF$113.68
Days on Market526
Property Features for 2221 Ross Clark Circle
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Popeyes Southside
Standard status
Active
APN
09073540000016000
Lot size
1.28 Acres
Amenities
executive offices
conference rooms
break area
reception area
interior loading dock access
4 entrances
Building Details
Year built
1975
Floors in Building
1
Listing Agency:
Gillilan Properties
(334) 333-7577
Listed By:
Donny Gillilan · License #122939
(334) 333-7577
Added: Mar 24, 2025
Changed: Aug 25
Last Checked: Aug 31 at 12:06PM
MLS# 202919
Copyright © 2026 Southeast Alabama Association of 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.
Built in 1975, this 7,476-square-foot flex property combines office and warehouse areas within a 1.28-acre site. The interior includes three executive-style offices, two conference rooms, a reception area, a break area, three half baths, and loading dock access. Four entrances support access throughout the building, while a fenced rear yard adds secured outdoor space. The property is located at 2221 Ross Clark Circle in Dothan, Alabama, with the building positioned on the southwest side of the roadway. Its configuration accommodates a range of office, storage, distribution, and commercial service functions without relying on a single-use layout.
Key Highlights
- 7,476‑square‑foot building on a 1.28‑acre lot
- Three executive‑style offices and two conference rooms
- Interior loading dock access plus exterior loading docks
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
$57,578
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
6.77%
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%
$1,151,560
$1.2M
Cap Rate 7%
$822,543
$822.5K
Cap Rate 9%
$639,756
$639.8K
Market Conditions
NOI Build-Up for 7,476 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
$94.2K $12.60/SF
− Vacancy
−$17.4K −$2.33/SF
EGI
$76.8K $10.27/SF
− OpEx
−$19.2K −$2.57/SF
NOI
$57.6K $7.70/SF
Area
Houston County, AL
Vacancy
18.50%
Lease Rate
$12.60 /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%
$1,151,560
Cap Rate 7%
$822,543
Cap Rate 9%
$639,756
Alternative Uses
Best Use
Office B
$822.5K
$719.7K – $959.6K
NOI $57,578 @ 7.0% cap · market cap 6.77%
Second Best
Flex RnD
$608.5K
$532.4K – $709.9K
NOI $42,592 @ 7.0% cap · market cap 5.01%
Theoretical Best
Healthcare Medical
$1.32M
$1.16M – $1.54M
NOI $92,497 @ 7.0% cap · market cap 10.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
263
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 36301, AL
38,447
Population
17,872
Households
2.2
Avg Household Size
40
Median Age
18%
College-Educated
85%
High-School Grad
89.2 sq mi
ZIP Area
431
Density / Sq Mi
$49,124
Median Household Income
$35,333
Median Earnings
$886
Median Rent
$156,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse components support flexible commercial operations, with dock access, a fenced rear yard, and multiple entrances.
Where is this flex space located?
The property is located at 2221 Ross Clark Circle Dothan, AL.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: 7,476‑square‑foot building on a 1.28‑acre lot; Three executive‑style offices and two conference rooms; Interior loading dock access plus exterior loading docks
