Building Details

Year built 1942

Listing Agency: LORI TERRY HOME TOWN REALTY LLC Show Phone

Listed By: LORI TERRY · License #87991 Show Phone

Added: Apr 28 Changed: Sep 23 Last Checked: Sep 27 at 12:06PM

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MLS# 180185

Copyright © 2026 Lee County 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 1942, this 1,344-square-foot storefront property offers an open interior suitable for merchandise display, customer-facing operations, or a customized commercial layout. A rear storage area adds functional space and may accommodate office use. The property is being sold as-is.

The site includes 0.86 acres and five lots behind the building. Two lots can accommodate mobile homes, with one currently leased, while three additional lots may support RV rental spaces; two of those spaces require power poles. The property fronts US Highway 29 in the Beulah community.

Key Highlights

• 1,344‑square‑foot commercial building built in 1942
• Open floor plan with rear storage area
• Located along US Highway 29

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

$12,658

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

3.96%

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%

$253,160 $253.2K

Cap Rate 7%

$180,829 $180.8K

Cap Rate 9%

$140,644 $140.6K

Market Conditions

NOI Build-Up for 1,344 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

$20.2K $15.00/SF

− Vacancy

−$2.1K −$1.55/SF

EGI

$18.1K $13.46/SF

− OpEx

−$5.4K −$4.04/SF

NOI

$12.7K $9.42/SF

Area

Lee County, AL

Vacancy

10.30%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

30.00%

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%

$253,160

Cap Rate 7%

$180,829

Cap Rate 9%

$140,644

Alternative Uses

Best Use

Retail

$180.8K

$158.2K – $211.0K (±1% cap)

NOI $12,658 @ 7.0% cap · market cap 3.96%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$327.8K

$286.8K – $382.4K (±1% cap)

NOI $22,946 @ 7.0% cap · market cap 7.17%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Storefront properties

Suggested Use

Top Pick HVAC Service Auto Repair Shop (Bike/Boat/Book/etc) Store Real Estate Agency Pet Store & Service Wine and Liquor Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

98

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 36852, AL

2,564

Population

1,061

Households

2.4

Avg Household Size

36

Median Age

13%

College-Educated

91%

High-School Grad

29.3 sq mi

ZIP Area

88

Density / Sq Mi

$76,794

Median Household Income

$44,188

Median Earnings

$852

Median Rent

$164,800

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this storefront properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Storefront property - Open-plan commercial building with rear storage and additional lots supporting mobile-home and RV rental uses.

Where is this storefront property located?

The property is located at 8582 US HIGHWAY 29 Cusseta, AL.

What is the asking price?

The asking price for this property is $319,900.

What are key features of this property?

This property features: 1,344‑square‑foot commercial building built in 1942; Open floor plan with rear storage area; Located along US Highway 29