Tenant-Occupied
For Sale
$225,000
1401 MAGNOLIA Street, Opelika, AL 36801
Multi-Family, OPELIKA, AL
Property Size2,385 SF
Lot Size0.30 Acres
Price / SF$94.34
Days on Market38
Property Features for 1401 MAGNOLIA Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Open, Carport
Subdivision
ZUBER VALLEY
Elementary school
CARVER ELEMENTARY
Directions
Follow google maps
Standard status
Active
Size
2,385 SF
Lot size
0.30 Acres
Utilities
Utilities
Cable Available
Heating system
Forced Air, Natural Gas
Cooling system
Window Unit(s)
Building Details
Year built
1965
Floors in Building
1
Number of units
2
Flooring type
Carpet, Vinyl
Listing Agency:
EXP REALTY - ACUFF WEEKLEY GROUP
(334) 521-8221
Listed By:
CADIE SHIRLEY
(334) 780-8938
Added: Aug 17
Changed: Sep 21
Last Checked: Sep 23 at 7:06PM
MLS# 181738
Copyright © 2026 Lee County Association of Realtors. 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 duplex contains 2,385 square feet arranged as two separately occupied residences. Unit A has 2 bedrooms and 1 bathroom, while Unit B provides 3 bedrooms and 1 bathroom. Built in 1965, the property has carpet and vinyl flooring, forced-air natural gas heat, window-unit cooling, and open parking with a carport. Recent work addressed structural and moisture issues, soffit and fascia, roof maintenance, and interior wall repairs.
The 0.3-acre property is located next to the police station at 1401 Magnolia Street in Opelika, Alabama. Both units are occupied under month-to-month leases. Residents pay their own utilities and handle lawn maintenance. Cable service is available.
The 0.3-acre property is located next to the police station at 1401 Magnolia Street in Opelika, Alabama. Both units are occupied under month-to-month leases. Residents pay their own utilities and handle lawn maintenance. Cable service is available.
Key Highlights
- 2,385‑square‑foot duplex on a 0.3‑acre lot
- Two units: 2BR/1BA and 3BR/1BA
- Both residences occupied under month‑to‑month leases
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
$20,385
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
9.06%
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%
$407,700
$407.7K
Cap Rate 7%
$291,214
$291.2K
Cap Rate 9%
$226,500
$226.5K
Market Conditions
NOI Build-Up for 2,385 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
$31.5K $13.20/SF
− Vacancy
−$2.4K −$0.99/SF
EGI
$29.1K $12.21/SF
− OpEx
−$8.7K −$3.66/SF
NOI
$20.4K $8.55/SF
Area
Lee County, AL
Vacancy
7.50%
Lease Rate
$13.20 /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%
$407,700
Cap Rate 7%
$291,214
Cap Rate 9%
$226,500
Alternative Uses
Best Use
Multifamily LT 5
$291.2K
$254.8K – $339.8K
NOI $20,385 @ 7.0% cap · market cap 9.06%
Second Best
Apartment 5plus
$272.5K
$238.4K – $317.9K
NOI $19,072 @ 7.0% cap · market cap 8.48%
Theoretical Best
Office A
$581.7K
$509.0K – $678.6K
NOI $40,718 @ 7.0% cap · market cap 18.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
Explore this area
Business Placement
Demographics for 36801, AL
24,590
Population
11,363
Households
2.2
Avg Household Size
38
Median Age
33%
College-Educated
89%
High-School Grad
78.3 sq mi
ZIP Area
314
Density / Sq Mi
$58,256
Median Household Income
$39,018
Median Earnings
$926
Median Rent
$211,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately occupied units with recent repairs, individual utility responsibility, and month-to-month lease terms.
Where is this duplex located?
The property is located at 1401 MAGNOLIA Street Opelika, AL.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 2,385‑square‑foot duplex on a 0.3‑acre lot; Two units: 2BR/1BA and 3BR/1BA; Both residences occupied under month‑to‑month leases
