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    Channel Dr Alford, FL 32420

    Sponsored
    For Sale
    Pending
    Contact for pricing

    Land - ALFORD, FL

    Lot size:
    1.49 Acres
    Days on Market:
    6
    Last Refresh:
    Mar 5 at 1:06 am

    Property Features for Channel Dr

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    Zoning
    RES
    APN
    02-2N-11-0087-1730-0090
    Lot size
    1.49 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jarrett Williams
    Jarrett Williams

    Bosshardt Realty Services, LLC (352) 371-6100

    Listing agent Jarrett Williams (352) 371-6100 License #3581074

    Listing date Feb 28, 2026

    MLS# GC537782 Listing URL

    Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Wooded Lot in Compass Lake

    This 1.49-acre wooded residential lot is located in Compass Lake in the Hills, just outside Marianna, Florida. The property is situated in a peaceful, natural setting, minutes from a paved road. Mobile and manufactured homes are permitted with approval. Compass Lake in the Hills is a 10,000-acre, equestrian-friendly planned community known for its scenic beauty and outdoor lifestyle. Property owners have access to Compass Lake and McCormick Lake, suitable for boating, fishing, kayaking, skiing, and swimming. Compass Lake has average depths of 35–40 feet and springs reaching approximately 70 feet, while McCormick Lake offers beach areas and electric-motor-only boating. Community amenities include two clubhouses, an inground swimming pool, tennis courts, docks, RV parking, cabin and boat rentals, picnic areas, disc golf, and waterfront dining. An optional HOA membership provides access to the pool, docks, and additional amenities. The property is not located in a flood zone. Situated near Highway 231, the location is approximately 45 minutes from Panama City and about an hour from the Gulf Coast beaches. Nearby attractions include Three Rivers State Park, Florida Caverns State Park, Falling Waters State Park, Jackson Blue Springs, Econfina Creek, Merritt’s Mill Pond, the Chipola River, and Holmes Creek. The property is positioned nearly equal distance between Panama City Beach and Dothan, Alabama.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Alford
    County
    Jackson
    State
    Florida
    Longitude
    -85.34264447
    Latitude
    30.64673779

    Nearby Similar for Sale

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    FAQs

    What type of property is this?
    Residential land & home lot - 1.49-acre wooded residential lot near Compass Lake, Florida.
    Where is this residential land & home lot located?
    The property is located at Channel Dr Alford, FL.
    What is the asking price?
    The asking price for this property is $9,750.
    What are key features of this property?
    This property features: - 1.49-acre wooded lot in Compass Lake in the Hills, a 10,000-acre equestrian-friendly community; - Enjoy access to two spring-fed lakes (Compass Lake and McCormick Lake) for various water activities; - Mobile and manufactured homes permitted with approval, offering flexible building options
    (239) 250-5589
    Request Owner's contact information
    Channel Dr Alford, FL 32420
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    Alford, FL 32420
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Channel Dr Alford, FL 32420
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    We can help!
    Listing Contact
    Jarrett Williams
    Jarrett Williams
    Real Estate License ID: 3581074
    (239) 250-5589 (352) 371-6100
    Learn more
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