Office Condo with Exposed
For Sale
$289,000
2205 4th Street, Tuscaloosa, AL 35401
Configured with a reception area, conference room, hardwood floors, and four private offices.
Property Size1,392 SF
Price / SF$207.61
Days on Market431
Property Features for 2205 4th Street
General Information
Standard status
Active
Size
1,392 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$1,167
Amenities
3
20x73.5
Listing Agency:
HAMNER REAL ESTATE
(205) 310-9787
Listed By:
Jason Aycock
(205) 310-9787
Source:
Xome
Added: Jun 25, 2025
Changed: Aug 29
Last Checked: Aug 29 at 1:07PM
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 HAMNER REAL ESTATE
Investment Insights
Based on property information with market context.
This office condominium in the Warrior Bluff Building provides 1,392 +/- SF of finished workspace at 2205 4th Street. The interior combines hardwood flooring with exposed brick walls and a practical arrangement that includes reception, a conference room, and four offices.
The property is situated in Downtown Tuscaloosa, offering an established central business setting for an office user or owner-occupant. The address places the suite within the Warrior Bluff Building, a named downtown commercial property.
The property is situated in Downtown Tuscaloosa, offering an established central business setting for an office user or owner-occupant. The address places the suite within the Warrior Bluff Building, a named downtown commercial property.
Key Highlights
- 1,392 +/- SF office condominium
- Hardwood floors and exposed brick walls
- Layout includes reception, conference room, and 4 offices
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
$16,124
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
5.58%
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%
$322,480
$322.5K
Cap Rate 7%
$230,343
$230.3K
Cap Rate 9%
$179,156
$179.2K
Market Conditions
NOI Build-Up for 1,392 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
$27.6K $19.80/SF
− Vacancy
−$6.1K −$4.36/SF
EGI
$21.5K $15.44/SF
− OpEx
−$5.4K −$3.86/SF
NOI
$16.1K $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%
$322,480
Cap Rate 7%
$230,343
Cap Rate 9%
$179,156
Alternative Uses
Best Use
Office B
$230.3K
$201.6K – $268.7K
NOI $16,124 @ 7.0% cap · market cap 5.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$334.5K
$292.7K – $390.3K
NOI $23,416 @ 7.0% cap · market cap 8.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,680
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 units - Configured with a reception area, conference room, hardwood floors, and four private offices.
Where is this office units located?
The property is located at 2205 4th Street Tuscaloosa, AL.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: 1,392 +/- SF office condominium; Hardwood floors and exposed brick walls; Layout includes reception, conference room, and 4 offices
