Updated Flex
For Sale
$375,000
608 Longhorn Pass NW, Hartselle, AL 35640
Business Opportunity, Hartselle, AL
Property Size3,500 SF
Lot Size0.45 Acres
Price / SF$107.14
Days on Market93
Property Features for 608 Longhorn Pass NW
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Directions
From Highway 31 In Hartselle, Turn East On Longhorn Pass. Building Is 2 Doors East Of Starbucks On The Right. Currently Occupied By Clippity Doo Dogs.
Standard status
Active
Size
3,500 SF
Lot size
0.45 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Floors in Building
1
Flooring type
Concrete
Listing Agency:
Re/Max Platinum · RE/MAX International
(256) 351-9180
Listed By:
Kay Saint · License #119196
(256) 318-2293
Added: Jun 26
Changed: Sep 19
Last Checked: Sep 26 at 3:06AM
MLS# 21915573
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 flex property includes a 3,500-square-foot metal building on a 0.45-acre parcel. Concrete flooring, public water, and public sewer are in place, while a roof replacement completed in 2024 and HVAC installed in 2025 provide recent building updates. The layout is positioned for retail, office, or service-based operations, subject to applicable requirements.
The property is located at 608 Longhorn Pass NW in Hartselle, Alabama, near Highway 31 and Starbucks. An on-site parking area serves the building and provides space for customers and staff. Its access-oriented setting and existing commercial improvements create a practical base for a range of business formats.
The property is located at 608 Longhorn Pass NW in Hartselle, Alabama, near Highway 31 and Starbucks. An on-site parking area serves the building and provides space for customers and staff. Its access-oriented setting and existing commercial improvements create a practical base for a range of business formats.
Key Highlights
- 3,500‑square‑foot metal building on 0.45 acres
- New roof completed in 2024
- New HVAC installed in 2025
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
$21,028
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
5.61%
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%
$420,560
$420.6K
Cap Rate 7%
$300,400
$300.4K
Cap Rate 9%
$233,644
$233.6K
Market Conditions
NOI Build-Up for 3,500 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
$34.9K $9.96/SF
− Vacancy
−$2.5K −$0.72/SF
EGI
$32.4K $9.24/SF
− OpEx
−$11.3K −$3.24/SF
NOI
$21.0K $6.01/SF
Area
Morgan County, AL
Vacancy
7.20%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$420,560
Cap Rate 7%
$300,400
Cap Rate 9%
$233,644
Alternative Uses
Best Use
Flex RnD
$300.4K
$262.9K – $350.5K
NOI $21,028 @ 7.0% cap · market cap 5.61%
Second Best
Industrial
$255.3K
$223.4K – $297.8K
NOI $17,868 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$728.2K
$637.1K – $849.5K
NOI $50,971 @ 7.0% cap · market cap 13.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
685
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 35640, AL
25,913
Population
11,023
Households
2.4
Avg Household Size
41
Median Age
25%
College-Educated
89%
High-School Grad
106.9 sq mi
ZIP Area
242
Density / Sq Mi
$69,686
Median Household Income
$43,844
Median Earnings
$767
Median Rent
$196,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Similar Off Market Nearby
- Eatin in the Attic — 117 Main St W, Hartselle, AL 35640
Frequently Asked Questions
What type of property is this?
Flex space - Metal construction, concrete flooring, and public utilities support retail, office, or service-oriented commercial use.
Where is this flex space located?
The property is located at 608 Longhorn Pass NW Hartselle, AL.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 3,500‑square‑foot metal building on 0.45 acres; New roof completed in 2024; New HVAC installed in 2025
