Wedding Venue and Cabin
For Sale
$2,300,000
10360 Alabama Highway 227, Guntersville, AL 35976
COMMERCIAL - Guntersville, AL
Property Size17,648 SF
Lot Size40.00 Acres
Price / SF$130.33
Days on Market51
Property Features for 10360 Alabama Highway 227
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
17
Full bathrooms
17
Rooms
Bathroom 13, Bathroom 14, Bathroom 2, Bathroom 8, Bathroom 11, Bathroom 1, Bathroom 7, Bathroom 12, Bathroom 3, Bathroom 6, Bathroom 16, Bathroom 4, Bathroom 9, Bathroom 17, Bathroom 15, Bathroom 5, Bathroom 10
Parking features
Driveway
Subdivision
Little New York
Directions
From Guntersville Turn Right Onto Highway 227. Drive 8 Miles And The Property Is On Your Left.
Standard status
Active
Size
17,648 SF
Lot size
40.00 Acres
Utilities
Sewer type
Septic Tank
Water source
Private
Amenities
stocked pond with pier and kayaks
pure natural spring
Building Details
Floors in Building
1
Flooring type
Wood, Vinyl, Concrete
Listing Agency:
Re/Max Guntersville
(256) 582-5585
Listed By:
Addi Yarbrough · License #166610
(256) 744-0569
Added: Jul 10
Changed: Aug 13
Last Checked: Aug 29 at 4:06PM
MLS# 21923274
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.
Sweet Springs Retreat is a wedding venue property with 17,648 square feet of improvements, including a 5,000-square-foot event center and a 2,190-square-foot lodge. The site also contains 14 furnished tiny cabins, offering overnight accommodations alongside the event facilities. Concrete, vinyl, and wood flooring are present across the improvements.
Outdoor features include a stocked pond with a pier and kayaks. The property is supplied by a private natural spring and uses a private water source and septic tank. Driveway parking is provided. Located at 10360 Alabama Highway 227 in Guntersville, Alabama, the property supports weddings, corporate retreats, family reunions, vacation rentals, and other special events.
Outdoor features include a stocked pond with a pier and kayaks. The property is supplied by a private natural spring and uses a private water source and septic tank. Driveway parking is provided. Located at 10360 Alabama Highway 227 in Guntersville, Alabama, the property supports weddings, corporate retreats, family reunions, vacation rentals, and other special events.
Key Highlights
- 5,000‑square‑foot event center
- 2,190‑square‑foot lodge
- 14 fully furnished tiny cabins
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
$110,653
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
4.81%
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%
$2,213,060
$2.2M
Cap Rate 7%
$1,580,757
$1.6M
Cap Rate 9%
$1,229,478
$1.2M
Market Conditions
NOI Build-Up for 17,648 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
$264.7K $15.00/SF
− Vacancy
−$31.8K −$1.80/SF
EGI
$233.0K $13.20/SF
− OpEx
−$122.3K −$6.93/SF
NOI
$110.7K $6.27/SF
Area
Marshall County, AL
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$2,213,060
Cap Rate 7%
$1,580,757
Cap Rate 9%
$1,229,478
Alternative Uses
Best Use
Hotel Hospitality
$1.58M
$1.38M – $1.84M
NOI $110,653 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$1.36M
$1.19M – $1.59M
NOI $95,530 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$3.81M
$3.33M – $4.44M
NOI $266,634 @ 7.0% cap · market cap 11.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
14
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
5
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 Multifamily 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?
Wedding venue - Event facilities, a lodge, furnished cabins, and a private natural spring are included.
Where is this wedding venue located?
The property is located at 10360 Alabama Highway 227 Guntersville, AL.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: 5,000‑square‑foot event center; 2,190‑square‑foot lodge; 14 fully furnished tiny cabins
