Berry Farm with Office
For Sale
$475,000
2356 Alabama River Parkway, Millbrook, AL 36054
COMMERCIAL - Millbrook, AL
Property Size2,300 SF
Lot Size8.28 Acres
Price / SF$206.52
Days on Market162
Property Features for 2356 Alabama River Parkway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Not Zoned
Parking
30
Security features
Security
Exterior features
Storage
Lot features
Outside City Limits, Level
Middle school
,
Directions
From 65 North, take exit 176 for Al 143 N toward Millbrook/Coosada, stay on AL 143 N for appx 2.2 miles, turn right on Jackson Lake Rd, continue util it ends, turn right on Alabama River Pkwy, Continue for appx 1.2 miles property is on the right
Subdivision
Millbrook/Deatsville/W of 143
Standard status
Active
Size
2,300 SF
Lot size
8.28 Acres
Taxes and HOA fees
Tax Description
LOT 2 RIVER BEND SUB 14/30 S24 T17 R17 3.04 AC, 2.41 AC LOT 3 RIVER BEND SUB 14/30 SEC 24 T17 R17, LOT 1 RIVER BEND SUD 14/30 S23 T17 R17 2.83 AC
Tax Annual Amount
2175
Legal Description
LOT 2 RIVER BEND SUB 14/30 S24 T17 R17 3.04 AC, 2.41 AC LOT 3 RIVER BEND SUB 14/30 SEC 24 T17 R17, LOT 1 RIVER BEND SUD 14/30 S23 T17 R17 2.83 AC
Utilities
Heating system
Electric (Heating), Central
Cooling system
Window Unit(s), Ceiling Fan(s), Heat Pump, Multi Units
Building Details
Year built
2020
Flooring type
Laminate
Additional Structures
Storage
Listing Agency:
LanMac Realty
(334) 277-5546
Listed By:
Joshua Noah · License #0103176
(334) 277-5546
Added: Mar 2
Changed: Aug 4
Last Checked: Aug 11 at 5:06PM
MLS# 584286
Copyright © 2026 Montgomery Area Association of Realtors MLS. 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.
Versatile agritourism and commercial-ready property totaling approximately 8.28+/- acres across three parcels with approximately 692 feet of road frontage on Alabama River Parkway. The site includes a 2,300+/- SF office building constructed in 2020, currently used as a real estate office and leased. The building was formerly a veterinary clinic, and interior features include laminate flooring. Heating is electric with central and cooling includes window units, a heat pump, multi units, and ceiling fans.
In addition to the office, the property supports an established berry farm with multiple blueberry varieties and several muscadine and scuppernong vines. Multiple accessory structures are included to support ongoing operations. An additional 7.28+/- acres was previously operated as a U-pick berry farm, petting farm, and seasonal pumpkin patch, expanding the range of uses for retail, office development, events, or other agritourism-style programming.
Storage is available on site, and the combination of high-visibility frontage and existing improvements provides flexibility for continuing agricultural operations alongside commercial use.
In addition to the office, the property supports an established berry farm with multiple blueberry varieties and several muscadine and scuppernong vines. Multiple accessory structures are included to support ongoing operations. An additional 7.28+/- acres was previously operated as a U-pick berry farm, petting farm, and seasonal pumpkin patch, expanding the range of uses for retail, office development, events, or other agritourism-style programming.
Storage is available on site, and the combination of high-visibility frontage and existing improvements provides flexibility for continuing agricultural operations alongside commercial use.
Key Highlights
- 8.28+/- acres across three parcels with approximately 692 feet of road frontage on Alabama River Parkway
- 2,300+/- SF office building constructed in 2020, leased as a real estate office
- Office includes laminate flooring; electric heating with central; cooling includes window units, heat pump, multi units, and ceiling fans
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
$25,461
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
5.36%
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%
$509,220
$509.2K
Cap Rate 7%
$363,729
$363.7K
Cap Rate 9%
$282,900
$282.9K
Market Conditions
NOI Build-Up for 2,300 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
$41.4K $18.00/SF
− Vacancy
−$7.5K −$3.24/SF
EGI
$33.9K $14.76/SF
− OpEx
−$8.5K −$3.69/SF
NOI
$25.5K $11.07/SF
Area
Elmore County, AL
Vacancy
18.00%
Lease Rate
$18.00 /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%
$509,220
Cap Rate 7%
$363,729
Cap Rate 9%
$282,900
Alternative Uses
Best Use
Office B
$363.7K
$318.3K – $424.4K
NOI $25,461 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$476.9K
$417.3K – $556.4K
NOI $33,385 @ 7.0% cap · market cap 7.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 36054, AL
15,204
Population
6,265
Households
2.4
Avg Household Size
37
Median Age
28%
College-Educated
90%
High-School Grad
28.1 sq mi
ZIP Area
541
Density / Sq Mi
$60,984
Median Household Income
$41,012
Median Earnings
$1,012
Median Rent
$172,700
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?
Farm - Established berry farm property with a leased real estate office and multiple parcels along Alabama River Parkway.
Where is this farm located?
The property is located at 2356 Alabama River Parkway Millbrook, AL.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 8.28+/- acres across three parcels with approximately 692 feet of road frontage on Alabama River Parkway; 2,300+/- SF office building constructed in 2020, leased as a real estate office; Office includes laminate flooring; electric heating with central; cooling includes window units, heat pump, multi units, and ceiling fans
