Renovated Duplex and Home
For Sale
$425,000
1411 Vivian Street, Leeds, AL 35094
Three renovated buildings include two duplexes and a single-family residence on one parcel with stable income.
Property Size4,238 SF
Days on Market141
Property Features for 1411 Vivian Street
General Information
Standard status
Active
Size
4,238 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
5
Building Details
Building Size
4,238 SF
Year Built
1950
Year Renovated
2022
Listing Agency:
Red Rock Realty Group
(205) 515-1505
Listed By:
Bud Ballard · License #000105215
(205) 515-1505
Source:
Redrockrg
Added: Apr 11
Changed: Aug 26
Last Checked: Aug 29 at 8:03AM
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 Red Rock Realty Group
Investment Insights
Based on property information with market context.
This offering includes three buildings that were renovated in 2022, providing a multi-structure residential income configuration. The sale includes two duplexes and a single-family residence, all located on the same parcel.
The properties are very close to Leeds Elementary, Middle and High Schools, and also near downtown Leeds.
For buyers seeking a small residential income portfolio with multiple units under one ownership group, this package offers a straightforward mix of two duplex buildings plus one single-family residence, supported by the stated presence of stable income.
The properties are very close to Leeds Elementary, Middle and High Schools, and also near downtown Leeds.
For buyers seeking a small residential income portfolio with multiple units under one ownership group, this package offers a straightforward mix of two duplex buildings plus one single-family residence, supported by the stated presence of stable income.
Key Highlights
- 3 buildings renovated in 2022: two duplexes and a single‑family residence on one parcel
- Sale includes two duplexes and one single‑family residence, all on the same parcel
- Very close to Leeds Elementary, Middle and High Schools and downtown Leeds
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
$36,507
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
8.59%
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%
$730,140
$730.1K
Cap Rate 7%
$521,529
$521.5K
Cap Rate 9%
$405,633
$405.6K
Market Conditions
NOI Build-Up for 4,238 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
$59.5K $14.04/SF
− Vacancy
−$7.3K −$1.73/SF
EGI
$52.2K $12.31/SF
− OpEx
−$15.6K −$3.69/SF
NOI
$36.5K $8.61/SF
Area
Jefferson County, AL
Vacancy
12.35%
Lease Rate
$14.04 /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%
$730,140
Cap Rate 7%
$521,529
Cap Rate 9%
$405,633
Alternative Uses
Best Use
Multifamily LT 5
$521.5K
$456.3K – $608.5K
NOI $36,507 @ 7.0% cap · market cap 8.59%
Second Best
Apartment 5plus
$462.4K
$404.6K – $539.4K
NOI $32,365 @ 7.0% cap · market cap 7.62%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,057 @ 7.0% cap · market cap 24.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
283
Businesses Nearby
Explore this area
Business Placement
Demographics for 35094, AL
14,936
Population
6,502
Households
2.3
Avg Household Size
41
Median Age
29%
College-Educated
87%
High-School Grad
58.7 sq mi
ZIP Area
254
Density / Sq Mi
$74,340
Median Household Income
$45,210
Median Earnings
$976
Median Rent
$222,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Three renovated buildings include two duplexes and a single-family residence on one parcel with stable income.
Where is this duplex located?
The property is located at 1411 Vivian Street Leeds, AL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 3 buildings renovated in 2022: two duplexes and a single‑family residence on one parcel; Sale includes two duplexes and one single‑family residence, all on the same parcel; Very close to Leeds Elementary, Middle and High Schools and downtown Leeds
