Office Building with
For Sale
$795,000
1902 8th Street, Tuscaloosa, AL 35401
CommercialSale, Tuscaloosa, AL
Property Size3,275 SF
Lot Size0.20 Acres
Price / SF$242.75
Days on Market47
Property Features for 1902 8th Street
General Information
Property type
Commercial Sale
Property subtype
Office
Exterior features
Landscaping
Directions
On the corner of 8th Street and Queen City Ave.
Subdivision
(02) Central Tuscaloosa City
Standard status
Active
APN
31-05-22-1-112-023.000
Size
3,275 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
Lot Pt 278 In Orig City Sur Subd Desc. As: Beg. At S.E. Cor. Of Lot 278, McCalla St. Center Sur. Of 1891, N. 138' (S) With 19th Ave., W. 55 (S)', S. 28. (S)', W. 9' (S), S. 108. (S)' To 8th St., E. 63' (S) With St. To P.O.B.
Tax Annual Amount
3404
Legal Description
Lot Pt 278 In Orig City Sur Subd Desc. As: Beg. At S.E. Cor. Of Lot 278, McCalla St. Center Sur. Of 1891, N. 138' (S) With 19th Ave., W. 55 (S)', S. 28. (S)', W. 9' (S), S. 108. (S)' To 8th St., E. 63' (S) With St. To P.O.B.
Utilities
Cooling system
Central Air
Building Details
Year built
1866
Number of units
1
Flooring type
Wood, Carpet, Hardwood
Building materials
VinylSiding
Roof type
Shingle, Composition
Architectural style
Other
Listing Agency:
Keller Williams Tuscaloosa · Keller Williams Realty
(205) 759-3400
Listed By:
Alice Maxwell · License #50524
(205) 344-0636
Added: Jul 8
Changed: Aug 22
Last Checked: Aug 23 at 4:06PM
MLS# 176228
Copyright © 2026 West Alabama Multiple Listing Service. 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 3,275-square-foot office property dates to 1866 and offers a multi-room configuration for business use. The main level includes four separate offices, a large conference room, a fully equipped kitchen, and two seating areas. The upper level adds two bedrooms and a bathroom. Interior finishes include carpet, hardwood, and wood flooring, with central air conditioning throughout. Vinyl siding and a composition shingle roof complete the exterior improvements.
The property occupies 0.2 acres at 1902 8th Street in Tuscaloosa, Alabama, within the downtown area. On-site parking accommodates multiple vehicles, while landscaped grounds provide additional exterior enhancement. The building is offered for sale and combines dedicated office rooms with meeting, kitchen, seating, and upstairs residential-style spaces.
The property occupies 0.2 acres at 1902 8th Street in Tuscaloosa, Alabama, within the downtown area. On-site parking accommodates multiple vehicles, while landscaped grounds provide additional exterior enhancement. The building is offered for sale and combines dedicated office rooms with meeting, kitchen, seating, and upstairs residential-style spaces.
Key Highlights
- 3,275‑square‑foot office building on 0.2 acres
- Built in 1866 with vinyl siding and a composition shingle roof
- Four separate offices and a large conference room
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
4.77%
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 4.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$787.0K
$688.6K – $918.2K
NOI $55,091 @ 7.0% cap · market cap 6.93%
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 - Four offices, a conference room, kitchen, and upstairs rooms provide a flexible business layout.
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 $795,000.
What are key features of this property?
This property features: 3,275‑square‑foot office building on 0.2 acres; Built in 1866 with vinyl siding and a composition shingle roof; Four separate offices and a large conference room
