Two-Parcel Office
For Sale
$164,400
1409 E 2nd, Sheffield, AL 35660
Office-oriented commercial space beside Southern Grocery with additional room for expansion.
Property Size900 SF
Price / SF$182.67
Days on Market346
Property Features for 1409 E 2nd
General Information
Standard status
Active
Size
900 SF
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$693
Listing Agency:
MarMac Real Estate - Elite Pro
(256) 366-3957
Listed By:
Jennifer Bragwell · License #000118860
(256) 366-3957
Source:
Exprealty
Added: Sep 18, 2025
Changed: Aug 28
Last Checked: Aug 29 at 12:40PM
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 MarMac Real Estate - Elite Pro
Investment Insights
Based on property information with market context.
This 900-square-foot commercial property is configured for office use and occupies two parcels. Its compact footprint may suit a small office operation, while the additional parcel area provides room for expansion as needs change.
Located at 1409 E 2nd in Sheffield, the property fronts a busy street with high-traffic exposure and sits next to Southern Grocery. The setting combines an established retail reference point with a visible position along E 2nd.
Located at 1409 E 2nd in Sheffield, the property fronts a busy street with high-traffic exposure and sits next to Southern Grocery. The setting combines an established retail reference point with a visible position along E 2nd.
Key Highlights
- 900‑square‑foot commercial property
- Situated on 2 parcels
- Next to Southern Grocery
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
$7,392
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
4.50%
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%
$147,840
$147.8K
Cap Rate 7%
$105,600
$105.6K
Cap Rate 9%
$82,133
$82.1K
Market Conditions
NOI Build-Up for 900 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
$12.6K $14.04/SF
− Vacancy
−$2.8K −$3.09/SF
EGI
$9.9K $10.95/SF
− OpEx
−$2.5K −$2.74/SF
NOI
$7.4K $8.21/SF
Area
Colbert County, AL
Vacancy
22.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
25.00%
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%
$147,840
Cap Rate 7%
$105,600
Cap Rate 9%
$82,133
Alternative Uses
Best Use
Office B
$105.6K
$92.4K – $123.2K
NOI $7,392 @ 7.0% cap · market cap 4.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$143.7K
$125.8K – $167.7K
NOI $10,060 @ 7.0% cap · market cap 6.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
363
Businesses Nearby
Explore this area
Business Placement
Demographics for 35660, AL
9,434
Population
5,139
Households
1.8
Avg Household Size
40
Median Age
16%
College-Educated
88%
High-School Grad
6.2 sq mi
ZIP Area
1,522
Density / Sq Mi
$42,510
Median Household Income
$31,302
Median Earnings
$850
Median Rent
$129,000
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Office-oriented commercial space beside Southern Grocery with additional room for expansion.
Where is this office units located?
The property is located at 1409 E 2nd Sheffield, AL.
What is the asking price?
The asking price for this property is $164,400.
What are key features of this property?
This property features: 900‑square‑foot commercial property; Situated on 2 parcels; Next to Southern Grocery
