Freestanding Storefront
For Sale
Contact for pricing
10800 Dauphin Island Pkwy, Theodore, AL 36582
Flexible commercial space supports retail, office, storage, and flex-oriented uses.
Property Size8,000 SF
Price / SF$121.88
Days on Market475
Property Features for 10800 Dauphin Island Pkwy
General Information
Standard status
Active
Size
8,000 SF
Property subtype
RETAIL
Listing Agency:
Stirling Properties | Mobile
(251) 379-1420
Listed By:
Jay O'Brien, CCIM
(251) 379-1420
Source:
Moodyscre
Added: May 13, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:30AM
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 Stirling Properties | Mobile
Investment Insights
Based on property information with market context.
This freestanding 8,000 SF commercial building is positioned for a range of storefront and operational uses. The property can accommodate retail, office, storage, or flex-oriented occupancy, providing a versatile format for businesses seeking a dedicated commercial facility.
The building is located in the Fowl River community at 10800 Dauphin Island Pkwy in Theodore, Alabama. Its stated use options also include a seafood or meat market, contractor office, daycare, and self-storage facility, subject to applicable requirements and approvals.
The building is located in the Fowl River community at 10800 Dauphin Island Pkwy in Theodore, Alabama. Its stated use options also include a seafood or meat market, contractor office, daycare, and self-storage facility, subject to applicable requirements and approvals.
Key Highlights
- 8,000 SF freestanding commercial building
- Located in the Fowl River community
- Potential applications include retail, office, storage, and flex uses
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
$40,186
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
4.12%
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%
$803,720
$803.7K
Cap Rate 7%
$574,086
$574.1K
Cap Rate 9%
$446,511
$446.5K
Market Conditions
NOI Build-Up for 8,000 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
$67.2K $8.40/SF
− Vacancy
−$5.4K −$0.67/SF
EGI
$61.8K $7.73/SF
− OpEx
−$21.6K −$2.70/SF
NOI
$40.2K $5.02/SF
Area
Mobile, AL
Vacancy
8.00%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
35.00%
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%
$803,720
Cap Rate 7%
$574,086
Cap Rate 9%
$446,511
Alternative Uses
Best Use
Retail
$1.51M
$1.32M – $1.76M
NOI $105,890 @ 7.0% cap · market cap 10.86%
Second Best
Flex RnD
$574.1K
$502.3K – $669.8K
NOI $40,186 @ 7.0% cap · market cap 4.12%
Theoretical Best
Office A
$2.03M
$1.78M – $2.37M
NOI $142,333 @ 7.0% cap · market cap 14.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 36582, AL
25,903
Population
10,409
Households
2.5
Avg Household Size
40
Median Age
20%
College-Educated
87%
High-School Grad
79.7 sq mi
ZIP Area
325
Density / Sq Mi
$61,498
Median Household Income
$37,043
Median Earnings
$916
Median Rent
$170,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Flexible commercial space supports retail, office, storage, and flex-oriented uses.
Where is this storefront property located?
The property is located at 10800 Dauphin Island Pkwy Theodore, AL.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: 8,000 SF freestanding commercial building; Located in the Fowl River community; Potential applications include retail, office, storage, and flex uses
