Flex Space with Highway
New
For Sale
$1,350,000
2191 Hwy 77, Southside, AL 35907
Business Opportunity, Southside, AL
Property Size13,875 SF
Lot Size1.00 Acre
Price / SF$97.30
Days on Market2
Property Features for 2191 Hwy 77
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Business
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking features
Parking Lot
Subdivision
Metes And Bounds
Lot features
High Visibility
Directions
Highway 77 South To Southside, Property On Left.
Standard status
Active
APN
2102090001018.000
Size
13,875 SF
Lot size
1.00 Acre
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Flooring type
Concrete
Roof type
Metal
Listing Agency:
Copperleaf Properties LLC
(256) 467-3025
Listed By:
Randy Smith · License #80833
(256) 312-1104
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 17 at 7:06PM
MLS# 21929352
Copyright © 2026 ValleyMLS.Com,Inc. 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 flex-space property includes 13,875 SF across three buildings on approximately 1 acre. The configuration combines retail and warehouse areas, with concrete flooring, a metal roof, central air, and natural gas heating. The property also includes two bathrooms and a parking lot.
Located at 2191 Hwy 77 in Southside, the site provides direct access to Highway 77 and approximately 180 feet of frontage. Reported traffic counts are approximately 42,000 vehicles per day. Public water and public sewer serve the property, supporting its existing commercial configuration.
Located at 2191 Hwy 77 in Southside, the site provides direct access to Highway 77 and approximately 180 feet of frontage. Reported traffic counts are approximately 42,000 vehicles per day. Public water and public sewer serve the property, supporting its existing commercial configuration.
Key Highlights
- 13,875 SF retail/warehouse property across three buildings
- Approximately 1 acre with 180 feet of Highway 77 frontage
- Direct access to Highway 77 with traffic counts of approximately 42,000 vehicles per day
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
$114,253
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
8.46%
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%
$2,285,060
$2.3M
Cap Rate 7%
$1,632,186
$1.6M
Cap Rate 9%
$1,269,478
$1.3M
Market Conditions
NOI Build-Up for 13,875 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
$191.5K $13.80/SF
− Vacancy
−$15.7K −$1.13/SF
EGI
$175.8K $12.67/SF
− OpEx
−$61.5K −$4.43/SF
NOI
$114.3K $8.23/SF
Area
Etowah County, AL
Vacancy
8.20%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
35.00%
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%
$2,285,060
Cap Rate 7%
$1,632,186
Cap Rate 9%
$1,269,478
Alternative Uses
Best Use
Retail
$1.83M
$1.60M – $2.14M
NOI $128,205 @ 7.0% cap · market cap 9.50%
Second Best
Flex RnD
$1.63M
$1.43M – $1.90M
NOI $114,253 @ 7.0% cap · market cap 8.46%
Theoretical Best
Specialty Retail
$2.27M
$1.99M – $2.65M
NOI $158,804 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
42,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
103
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 35907, AL
9,270
Population
3,429
Households
2.7
Avg Household Size
43
Median Age
23%
College-Educated
93%
High-School Grad
22.1 sq mi
ZIP Area
419
Density / Sq Mi
$73,790
Median Household Income
$45,160
Median Earnings
$1,131
Median Rent
$203,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Three-building commercial property with retail and warehouse space, concrete floors, and direct Highway 77 access.
Where is this flex space located?
The property is located at 2191 Hwy 77 Southside, AL.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 13,875 SF retail/warehouse property across three buildings; Approximately 1 acre with 180 feet of Highway 77 frontage; Direct access to Highway 77 with traffic counts of approximately 42,000 vehicles per day
