Multi-Office
For Sale
$825,000
1902 8th Street, Tuscaloosa, AL 35401
The layout includes four offices, a conference room, kitchen, seating areas, and upstairs bedrooms with a bathroom.
Property Size3,275 SF
Price / SF$251.91
Days on Market53
Property Features for 1902 8th Street
General Information
Standard status
Active
Size
3,275 SF
Property subtype
Commercial
Additional Details
Office Units
4
Amenities
conference room
kitchen
seating areas
bedrooms
bathroom
Building Details
Year Built
1866
Buildings
1
Listing Agency:
Keller Williams Tuscaloosa
(205) 344-0636
Listed By:
Alice Maxwell · License #050524000
Source:
Advantagerealtygroup
Added: Jul 10
Changed: Aug 30
Last Checked: Aug 30 at 1:56PM
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 Keller Williams Tuscaloosa
Investment Insights
Based on property information with market context.
This 3,275-square-foot office building, constructed in 1866, provides a defined professional layout with four separate offices, a large conference room, and a fully equipped kitchen. Two seating areas add space for informal meetings or breaks, while the upper level contains two bedrooms and one bathroom.
Located in downtown Tuscaloosa at 1902 8th Street, the property also offers on-site parking with room for multiple vehicles. The combination of dedicated office rooms, shared meeting space, kitchen facilities, and upper-level accommodations creates a distinctive commercial configuration.
Located in downtown Tuscaloosa at 1902 8th Street, the property also offers on-site parking with room for multiple vehicles. The combination of dedicated office rooms, shared meeting space, kitchen facilities, and upper-level accommodations creates a distinctive commercial configuration.
Key Highlights
- 3,275 SF office building constructed in 1866
- Four separate offices plus a large conference room
- Fully equipped kitchen and two seating areas
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
$37,934
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
4.60%
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%
$758,680
$758.7K
Cap Rate 7%
$541,914
$541.9K
Cap Rate 9%
$421,489
$421.5K
Market Conditions
NOI Build-Up for 3,275 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
$64.8K $19.80/SF
− Vacancy
−$14.3K −$4.36/SF
EGI
$50.6K $15.44/SF
− OpEx
−$12.6K −$3.86/SF
NOI
$37.9K $11.58/SF
Area
Tuscaloosa, AL
Vacancy
22.00%
Lease Rate
$19.80 /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%
$758,680
Cap Rate 7%
$541,914
Cap Rate 9%
$421,489
Alternative Uses
Best Use
Office B
$541.9K
$474.2K – $632.2K
NOI $37,934 @ 7.0% cap · market cap 4.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$787.0K
$688.6K – $918.2K
NOI $55,091 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
1,819
Businesses Nearby
Explore this area
Business Placement
Demographics for 35401, AL
41,852
Population
19,517
Households
2.1
Avg Household Size
26
Median Age
27%
College-Educated
85%
High-School Grad
40.1 sq mi
ZIP Area
1,044
Density / Sq Mi
$30,031
Median Household Income
$13,041
Median Earnings
$911
Median Rent
$141,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - The layout includes four offices, a conference room, kitchen, seating areas, and upstairs bedrooms with a bathroom.
Where is this office building located?
The property is located at 1902 8th Street Tuscaloosa, AL.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 3,275 SF office building constructed in 1866; Four separate offices plus a large conference room; Fully equipped kitchen and two seating areas
