Freestanding Pharmacy with
For Sale
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12 SHELTON BEACH RD, Saraland, AL 36571
Freestanding Walgreens pharmacy with drive-thru on an absolute NNN lease structure.
Property Size14,828 SF
Lot Size2.02 Acres
Price / SF$259.64
Days on Market68
Property Features for 12 SHELTON BEACH RD
General Information
Standard status
Active
Size
14,828 SF
Lot size
2.02 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$365,000
Additional Details
Traffic Count
40,000 vehicles/day
Building Details
Year Built
2005
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Encore Real Estate Investment Services
Listed By:
Deno Bistolarides · License #BRKP.2020008390
(248) 702-0288
Source:
Crexi
Added: Jun 30
Changed: Sep 2
Last Checked: Sep 1 at 3:31AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Encore Real Estate Investment Services
Investment Insights
Based on property information with market context.
Walgreens at 12 Shelton Beach Rd is a 14,828 SF freestanding pharmacy featuring a drive-thru, situated on 2.02 acres. The property is leased to Walgreens and has been in place since 2004. The lease is described as absolute NNN, with tenant responsibility for taxes, CAM, insurance, roof, and structure, reflecting zero landlord responsibilities.
The site is located at a highly visible, signalized intersection with combined traffic counts exceeding 40,000 vehicles per day and three points of ingress/egress. The property is supported by store performance ranking in the 91st percentile nationwide and 96th percentile in Alabama per Placer.ai.
The offering is positioned in a supply-constrained pharmacy market and is identified as one of only two national chain drugstores serving the greater Saraland area, with more than 32,000 residents within 5 miles and average household income above $82,000. The remarks also note nearby national retailers and a proximity of approximately 12 miles to Downtown Mobile.
The site is located at a highly visible, signalized intersection with combined traffic counts exceeding 40,000 vehicles per day and three points of ingress/egress. The property is supported by store performance ranking in the 91st percentile nationwide and 96th percentile in Alabama per Placer.ai.
The offering is positioned in a supply-constrained pharmacy market and is identified as one of only two national chain drugstores serving the greater Saraland area, with more than 32,000 residents within 5 miles and average household income above $82,000. The remarks also note nearby national retailers and a proximity of approximately 12 miles to Downtown Mobile.
Key Highlights
- 14,828 SF freestanding Walgreens pharmacy with drive‑thru built in 2005
- Absolute NNN lease: tenant responsible for taxes, CAM, insurance, roof, and structure; zero landlord responsibilities
- Leased to Walgreens since 2004 under an absolute NNN structure
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
$196,268
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
5.10%
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%
$3,925,360
$3.9M
Cap Rate 7%
$2,803,829
$2.8M
Cap Rate 9%
$2,180,756
$2.2M
Market Conditions
NOI Build-Up for 14,828 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
$293.6K $19.80/SF
− Vacancy
−$13.2K −$0.89/SF
EGI
$280.4K $18.91/SF
− OpEx
−$84.1K −$5.67/SF
NOI
$196.3K $13.24/SF
Area
Mobile County, AL
Vacancy
4.50%
Lease Rate
$19.80 /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%
$3,925,360
Cap Rate 7%
$2,803,829
Cap Rate 9%
$2,180,756
Alternative Uses
Best Use
Retail
$2.80M
$2.45M – $3.27M
NOI $196,268 @ 7.0% cap · market cap 5.10%
Second Best
Specialty Retail
$2.23M
$1.95M – $2.60M
NOI $155,972 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$3.65M
$3.20M – $4.26M
NOI $255,736 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
40,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
487
Businesses Nearby
126k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 35%
Groceries 23%
Dining 18%
Apparel 12%
Rouses Market
Groceries
29,089 visits/mo
0.2 miles
Bealls
Apparel
15,142 visits/mo
0.2 miles
Dollar Tree
Shops & Services
13,245 visits/mo
0.1 miles
Big Lots
Superstores
11,286 visits/mo
0.2 miles
Burger King
Dining
10,547 visits/mo
0.4 miles
Demographics for 36571, AL
16,759
Population
7,755
Households
2.2
Avg Household Size
38
Median Age
24%
College-Educated
91%
High-School Grad
39.3 sq mi
ZIP Area
426
Density / Sq Mi
$61,574
Median Household Income
$47,696
Median Earnings
$1,072
Median Rent
$210,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- The Medicine Shoppe® Pharmacy — 311 Shelton Beach Rd # A, Saraland, AL 36571
- Mutiny Welfare, LLC — 7 Saraland Blvd S, Saraland, AL 36571
- Saraland pharmacy — 106-a Saraland Loop, Saraland, AL 36571
- Amanda Ruland — 12 Shelton Beach Rd, Saraland, AL 365712403
- Debbie Mccastlain — 13 Shelton Beach Rd, Saraland, AL 365712402
Frequently Asked Questions
What type of property is this?
Drug store - Freestanding Walgreens pharmacy with drive-thru on an absolute NNN lease structure.
Where is this drug store located?
The property is located at 12 SHELTON BEACH RD Saraland, AL.
What is the asking price?
The asking price for this property is $3,850,000.
What are key features of this property?
This property features: 14,828 SF freestanding Walgreens pharmacy with drive‑thru built in 2005; Absolute NNN lease: tenant responsible for taxes, CAM, insurance, roof, and structure; zero landlord responsibilities; Leased to Walgreens since 2004 under an absolute NNN structure
