Listing Agency: RE/MAX Paradise Show Phone

Listed By: Tracy J Womack · License #000048138 Show Phone

Source: Exprealty

Added: Apr 11 Changed: Aug 23 Last Checked: Aug 21 at 4:27PM

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Investment Insights

Based on property information with market context.

This for-sale industrial property includes approximately 5.6 acres and roughly 30,000 SF of existing structures. The offering is sold as-is where is, with no value assigned to the structures, and the buyer will need to determine how much of the land is usable for its intended needs.

The property has been used as a shrimp processing facility, along with warehouse and office space. Included are PPIN #s 23808 and 2872.

As presented, the site consists of multiple on-site improvements intended for processing and warehousing operations, plus office areas that were previously part of the same facility use history.

Key Highlights

• Includes PPIN #s 23808 and 2872
• +/- 5.6 acres off Bon Secour Bay—buyer to determine usable land for their needs
• Approximately 30,000 SF of structures on the property

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

$148,116

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

8.71%

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%

$2,962,320 $3.0M

Cap Rate 7%

$2,115,943 $2.1M

Cap Rate 9%

$1,645,733 $1.6M

Market Conditions

NOI Build-Up for 30,000 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

$223.2K $7.44/SF

− Vacancy

−$11.6K −$0.39/SF

EGI

$211.6K $7.05/SF

− OpEx

−$63.5K −$2.12/SF

NOI

$148.1K $4.94/SF

Area

Baldwin County, AL

Vacancy

5.20%

Lease Rate

$7.44 /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%

$2,962,320

Cap Rate 7%

$2,115,943

Cap Rate 9%

$1,645,733

Alternative Uses

Best Use

Warehouse

$2.71M

$2.37M – $3.16M (±1% cap)

NOI $189,353 @ 7.0% cap · market cap 11.14%

Second Best

Industrial

$2.12M

$1.85M – $2.47M (±1% cap)

NOI $148,116 @ 7.0% cap · market cap 8.71%

Theoretical Best

Office A

$7.21M

$6.31M – $8.42M (±1% cap)

NOI $505,008 @ 7.0% cap · market cap 29.71%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Bay Fresh Shrimp Take-out & Catering

Suggested Use

Top Pick Building Supply Auto Parts Store Real Estate Agency Law Firm Restaurant Food Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

24

Businesses Nearby

Explore this area Business Placement

Demographics for 36511, AL

703

Population

675

Households

1

Avg Household Size

43

Median Age

12%

College-Educated

77%

High-School Grad

4.5 sq mi

ZIP Area

156

Density / Sq Mi

$61,854

Median Household Income

$41,696

Median Earnings

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this manufacturing properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Manufacturing property - Industrial property with approximately 30,000 SF of structures on 5.6 acres, sold as-is with historical processing use.

Where is this manufacturing property located?

The property is located at 16749 River Rd Bon Secour, AL.

What is the asking price?

The asking price for this property is $1,699,900.

What are key features of this property?

This property features: Includes PPIN #s 23808 and 2872; +/- 5.6 acres off Bon Secour Bay—buyer to determine usable land for their needs; Approximately 30,000 SF of structures on the property