Commercial Car Wash
For Sale
$199,000
Pending
2509 Kicker Road, Tuscaloosa, AL 35404
CommercialSale, Tuscaloosa, AL
Property Size2,200 SF
Lot Size0.45 Acres
Days on Market763
Property Features for 2509 Kicker Road
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Intersection of Hargrove road and Kicker road.
Subdivision
(03) East Tuscaloosa City
Standard status
Pending
APN
30-09-30-4-002-018.000
Size
2,200 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Description
LOT 1 & 2 IN G. E. HOWTON SUBD
Tax Annual Amount
2300
Legal Description
LOT 1 & 2 IN G. E. HOWTON SUBD
Building Details
Number of units
1
Listing Agency:
1ST Class Real Estate Heritage Homes
(205) 331-5023
Listed By:
Forrest Atkinson
(205) 639-9900
Added: Aug 12, 2024
Changed: Sep 13
Last Checked: Sep 13 at 3:06PM
MLS# 164190
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 commercial car wash property encompasses 2,200 square feet on 0.45 acres. The asset is located at 2509 Kicker Road in Tuscaloosa, Alabama, within ZIP Code 35404.
Key Highlights
- 2,200‑square‑foot car wash property
- 0.45‑acre parcel
- Located at 2509 Kicker Road, Tuscaloosa, AL 35404
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
$10,589
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
5.32%
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%
$211,780
$211.8K
Cap Rate 7%
$151,271
$151.3K
Cap Rate 9%
$117,656
$117.7K
Market Conditions
NOI Build-Up for 2,200 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
$15.8K $7.20/SF
− Vacancy
−$713 −$0.32/SF
EGI
$15.1K $6.88/SF
− OpEx
−$4.5K −$2.06/SF
NOI
$10.6K $4.81/SF
Area
Tuscaloosa, AL
Vacancy
4.50%
Lease Rate
$7.20 /SF/Yr
Expense Ratio
30.00%
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%
$211,780
Cap Rate 7%
$151,271
Cap Rate 9%
$117,656
Alternative Uses
Best Use
Specialty Retail
$395.4K
$346.0K – $461.3K
NOI $27,680 @ 7.0% cap · market cap 13.91%
Second Best
Retail
$352.9K
$308.8K – $411.8K
NOI $24,706 @ 7.0% cap · market cap 12.42%
Theoretical Best
Office A
$528.7K
$462.6K – $616.8K
NOI $37,008 @ 7.0% cap · market cap 18.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
3k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Marathon Petroleum
Shops & Services
3,126 visits/mo
0.2 miles
Demographics for 35404, AL
20,982
Population
11,427
Households
1.8
Avg Household Size
30
Median Age
27%
College-Educated
89%
High-School Grad
16.6 sq mi
ZIP Area
1,264
Density / Sq Mi
$45,521
Median Household Income
$25,035
Median Earnings
$986
Median Rent
$175,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Car wash - Commercial car wash property situated in Tuscaloosa, Alabama, with a defined parcel and existing improvements.
Where is this car wash located?
The property is located at 2509 Kicker Road Tuscaloosa, AL.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: 2,200‑square‑foot car wash property; 0.45‑acre parcel; Located at 2509 Kicker Road, Tuscaloosa, AL 35404
