Luxury New Construction
For Sale
$1,600,000
1209 18TH STREET, Tuscaloosa, AL 35401
MULTI_FAMILY - TUSCALOOSA, AL
Property Size5,000 SF
Price / SF$320
Days on Market65
Property Features for 1209 18TH STREET
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Parking features
On Street
Elementary school
CENTRAL
Middle school
WESTLAWN
High school
CENTRAL
Directions
From Bryant-Denny Stadium, travel south on 12th Avenue approximately 0.7 miles. Turn right onto 18th Street. Treetop Terraces is located at 1209 18th Street on the right, just minutes from the University of Alabama campus and downtown Tuscaloosa.
Subdivision
Tuscaloosa County
Standard status
Active
APN
31-07-26-2-025-004.000
Taxes and HOA fees
Tax Description
LOT 5 IN BLK 405 IN TUSCALOOSA COAL, IRON & LAND S/D
Legal Description
LOT 5 IN BLK 405 IN TUSCALOOSA COAL, IRON & LAND S/D
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2026
Number of units
2
Flooring type
Tile, Vinyl
Building materials
Brick, Siding
Listing Agency:
FlatFee.com
(954) 965-3990
Listed By:
Cliff Glansen · License #88060
(877) 575-5505
Added: Jun 30
Changed: Jul 22
Last Checked: Sep 2 at 2:06PM
MLS# 21457633
Copyright © 2026 Greater Alabama MLS. 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 new construction residence is designed for modern living and entertaining, with approximately 5,000 square feet of interior space. The home features 6 bedrooms, 8 full bathrooms, and 2 half baths, supported by soaring 14-foot ceilings. A chef’s kitchen anchors the main living area, and the build includes 2x6 framing on 1-foot centers and 5/8-inch sheetrock throughout.
The property is located at 1209 18th Street in Tuscaloosa, Alabama (35401), with access described as “just minutes” from the University of Alabama. The highlight outdoor feature is a rooftop terrace measuring approximately 1,500 square feet, which includes an outdoor kitchen and a fire pit.
With its substantial bedroom and bathroom count and multiple gathering spaces, the home may suit buyers seeking a large-format residence for flexible use. The rooftop terrace provides an additional outdoor area for hosting, while the high ceilings and overall layout support day-to-day comfort for multi-person households.
The property is located at 1209 18th Street in Tuscaloosa, Alabama (35401), with access described as “just minutes” from the University of Alabama. The highlight outdoor feature is a rooftop terrace measuring approximately 1,500 square feet, which includes an outdoor kitchen and a fire pit.
With its substantial bedroom and bathroom count and multiple gathering spaces, the home may suit buyers seeking a large-format residence for flexible use. The rooftop terrace provides an additional outdoor area for hosting, while the high ceilings and overall layout support day-to-day comfort for multi-person households.
Key Highlights
- Under construction with YearBuilt 2026—approximately 5,000 SF luxury new build residence
- 6 bedrooms with 8 full bathrooms and 2 half baths
- Soaring 14‑foot ceilings and a gourmet chef’s kitchen
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
$45,161
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
2.82%
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%
$903,220
$903.2K
Cap Rate 7%
$645,157
$645.2K
Cap Rate 9%
$501,789
$501.8K
Market Conditions
NOI Build-Up for 5,000 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
$69.0K $13.80/SF
− Vacancy
−$4.5K −$0.90/SF
EGI
$64.5K $12.90/SF
− OpEx
−$19.4K −$3.87/SF
NOI
$45.2K $9.03/SF
Area
Tuscaloosa, AL
Vacancy
6.50%
Lease Rate
$13.80 /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%
$903,220
Cap Rate 7%
$645,157
Cap Rate 9%
$501,789
Alternative Uses
Best Use
Multifamily LT 5
$645.2K
$564.5K – $752.7K
NOI $45,161 @ 7.0% cap · market cap 2.82%
Second Best
Apartment 5plus
$579.3K
$506.9K – $675.8K
NOI $40,550 @ 7.0% cap · market cap 2.53%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,108 @ 7.0% cap · market cap 5.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
Location Intelligence
Trade Area within ½ mile
709
Businesses Nearby
Explore this area
Business Placement
Demographics for 35401, AL
41,852
Population
19,517
Households
2.1
Avg Household Size
26
Median Age
27%
College-Educated
85%
High-School Grad
40.1 sq mi
ZIP Area
1,044
Density / Sq Mi
$30,031
Median Household Income
$13,041
Median Earnings
$911
Median Rent
$141,100
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?
Duplex - New construction Tuscaloosa residence with expansive interior volume and a rooftop terrace featuring an outdoor kitchen and fire pit.
Where is this duplex located?
The property is located at 1209 18TH STREET Tuscaloosa, AL.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Under construction with YearBuilt 2026—approximately 5,000 SF luxury new build residence; 6 bedrooms with 8 full bathrooms and 2 half baths; Soaring 14‑foot ceilings and a gourmet chef’s kitchen
