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    Residential Lot Near Compass Lake Title is generated by Realmo AI

    Lot 5 BLK 138 Abraham Street, Alford, FL 32420

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    Residential lot near Compass Lake with optional HOA membership.

    Added:
    Jun 4, 2025
    Days on Market:
    360
    Last Refresh:
    Mar 16 at 9:09 am

    Property Features for Lot 5 BLK 138 Abraham Street

    General Information

    Standard status
    Active

    We can help!

    Listing Contact
    LEE ANN SWARTZENTRUBER
    LEE ANN SWARTZENTRUBER

    Listing agent LEE ANN SWARTZENTRUBER License #3285613

    Listing office EPIQUE REALTY INC

    Listing date Jun 4, 2025

    Source Corcoran

    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 EPIQUE REALTY INC

    HighLights

    • Enjoy close proximity (1.8 miles) to McCormick Lake with beach access, clubhouse, dock, and picnic areas.
    • Access to Compass Lake in the Hills amenities including a 150‑acre main campus with cabins, clubhouse, pool, and Olle's Restaurant.
    • Centrally located between Dothan, AL and Panama City Beach, FL, offering both city amenities and beach access.
    • Suitable for building a dream home or vacation getaway in a serene, nature‑filled environment.
    • Equestrian and modular/mobile home friendly.
    • Cleared parcel, ready for building.

    Overview

    This residential lot offers an opportunity to build a home or vacation getaway. The property is located away from the mainstream hustle and bustle, yet close to necessities and the Gulf of America's beaches. The area features woods, scenic landscapes, and diverse wildlife. Equestrian and modular/mobile homes are permitted. The property is located in Compass Lake in the Hills, a 10,000-acre community centrally located in the rolling hills of Florida's Panhandle, one hour from Dothan, AL, and close to Panama City Beach, FL. Lot 5 is 1.8 miles from McCormick Lake and offers access to a wide beach by the lake's clubhouse, a dock, and picnic areas. The main campus at Compass Lake spans 150 acres and includes cabins perched on a scenic bluff with views of the lake and a rentable clubhouse for events. Amenities include boating, fishing, canoeing, and swimming. A pool is located near Olle's Restaurant. The parcel was cleared in recent years. HOA membership is optional.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Alford
    County
    Jackson
    State
    Florida
    Longitude
    -85.3336
    Latitude
    30.6445

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    FAQs

    What type of property is this?
    Residential land & home lot - Residential lot near Compass Lake with optional HOA membership.
    Where is this residential land & home lot located?
    The property is located at Lot 5 BLK 138 Abraham Street Alford, FL.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Enjoy close proximity (1.8 miles) to McCormick Lake with beach access, clubhouse, dock, and picnic areas.; Access to Compass Lake in the Hills amenities including a 150‑acre main campus with cabins, clubhouse, pool, and Olle's Restaurant.; Centrally located between Dothan, AL and Panama City Beach, FL, offering both city amenities and beach access.
    (850) 774-3186
    We can help!
    Listing Contact
    LEE ANN SWARTZENTRUBER
    LEE ANN SWARTZENTRUBER
    Real Estate License ID: 3285613
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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.

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