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    Waterfront Residential Development Lot Title is generated by Realmo AI

    2408 Bienville Boulevard lot 5, Dauphin Island, AL 36528

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    Claim this Listing
    For Sale
    $622,900

    LAND - Dauphin Island, AL

    Lot size:
    1.01 Acres
    Added:
    Jul 18, 2024
    Days on Market:
    687
    Last Refresh:
    Jun 4 at 7:06 am

    Property Features for 2408 Bienville Boulevard lot 5

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Single Family Residence
    Standard status
    Active
    APN
    5301000016001007
    Lot size
    1.01 Acres

    Taxes and HOA fees

    Tax Description
    LOT 5 DAUPHIN ISLAND WEST SECOND ADD MBK 29 PG 49 #SEC 00 T9S R2W #MP53 01 00 0 016

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Heather McLemore

    Listing agent Heather McLemore License #104038

    Listing office BHGRE Platinum Properties 709 Azalea Rd, Mobile, AL

    Listing date Jul 18, 2024

    MLS# 365272 Listing URL

    Copyright © 2026 Baldwin REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Waterfront lot on Dauphin Island’s west end with approx. 83 ft of bay waterfront on the Mississippi Sound
    • Approx. 1.01 acres, offering space to build a primary home, second home, or vacation rental (buyer to verify)
    • Views across the street to the Gulf of Mexico
    • Located on the north side of the island where boat docks and lifts are allowed to be built
    • Property is described as one of the higher lots on the west end (per seller); measurements to be verified by buyer

    Overview

    This offering is a waterfront residential lot located on the Bay (Mississippi Sound) on the west end of Dauphin Island. The property includes approximately 83 feet of bay waterfront frontage and offers views across the street toward the Gulf of Mexico. The seller states the parcel is about 1.01 acres and is intended for residential development, including options such as a primary home, second home, or vacation rental. Measurements and all details are approximate and should be verified by the buyer and buyer’s agent during due diligence.

    The lot sits on the north side of the island, where the remarks indicate boat docks and lifts are allowed to be built. The property address is listed as 2408 Bienville Boulevard, lot 5, in Dauphin Island, Alabama.

    With Single Family Residence zoning, this site is well-suited for a buyer looking to build a private residence or a vacation rental on a waterfront parcel. Waterfront frontage and the stated north-side dock and lift allowance are practical factors for buyers considering lifestyle-oriented or water-access plans. As with any land purchase, prospective buyers should confirm permitting requirements, verification items, and any development constraints during their due diligence process.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency Hotel & Motel Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Dauphin Island
    County
    Mobile
    State
    Alabama
    Longitude
    -88.160162
    Latitude
    30.251726

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    FAQs

    What type of property is this?
    Waterfront Land - Build on a bayfront parcel with substantial waterfront frontage and bay views in a single-family zoning district.
    Where is this waterfront land located?
    The property is located at 2408 Bienville Boulevard lot 5 Dauphin Island, AL.
    What is the asking price?
    The asking price for this property is $622,900.
    What are key features of this property?
    This property features: Waterfront lot on Dauphin Island’s west end with approx. 83 ft of bay waterfront on the Mississippi Sound; Approx. 1.01 acres, offering space to build a primary home, second home, or vacation rental (buyer to verify); Views across the street to the Gulf of Mexico
    (251) 689-3596
    We can help!
    Listing Contact
    Heather McLemore
    Real Estate License ID: 104038
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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