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    Beachfront Retail Condo in Alabama Title is generated by Realmo AI

    27269 Perdido Beach Blvd, Orange Beach, AL 36561

    View on Map
    Picture of Other retail properties at 27269 Perdido Beach Blvd, Orange Beach, AL
    For Lease
    $8,800 /Mo

    2,314 SF Retail For Lease - Pizza at The Pass - Floor 1, Suite C2

    Added:
    Mar 26, 2025
    Days on Market:
    434
    Last Refresh:
    Mar 16 at 9:05 am

    Property Features for 27269 Perdido Beach Blvd

    General Information

    Standard status
    Active
    Property type
    Other retail properties, Individual retail properties, Restaurants, Retail properties & Spaces
    Elevators
    N/A
    Lease Type
    NNN
    Lease Term
    3-4 Years
    Rate Type
    Monthly

    Building Details

    Buildings
    1
    Stories
    2

    We can help!

    Listing Contact
    Paul Salter

    Listing agent Paul

    Listing office

    Listing date Mar 26, 2025

    Overview

    Located in Orange Beach, Alabama, this 2,314-square-foot retail condo is situated in the SanRoc Cay Marina, directly on Perdido Beach Boulevard. The corner unit is located across from the beach, offering visibility and accessibility. The space, currently occupied by a restaurant, will be available August 1, 2025. The property features a spacious interior with two additional large storage units and a private patio suitable for outdoor seating. SanRoc Cay is a waterfront entertainment district where patrons can enjoy alcoholic beverages while exploring the shops and restaurants. Owners have access to a common courtyard for hosting events. The SanRoc Condo Owners Association manages water, trash, and maintenance of common areas, including landscaping, awnings, windows, and exterior doors. The lease includes existing fixtures such as booths, chairs, walk-in refrigeration, a hood system, commercial sinks (including a three-compartment sink), an audio system, televisions, video cameras, and a safe. Additional equipment, including ovens, a dishwasher, tables, and pizza equipment, may be available for purchase or lease from the landlord. The property is zoned for restaurant and retail use. This is a NNN lease for a term of 3-4 years, with a monthly rent of $8,800.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail properties & Spaces

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Gym & Fitness Center Department Store Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Orange Beach
    County
    Baldwin
    State
    Alabama
    Longitude
    -87.6082
    Latitude
    30.2789

    Nearby Similar for Lease

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    • $12,500/Mo

      2,874 SF Office/Bank Space for Lease

      2,874 SF commercial space on Perdido Beach Boulevard.
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      5,497 SF

      Prime Retail Space in Orange Beach

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    FAQs

    What type of property is this?
    Other retail property - 2,314 SF Retail For Lease - Pizza at The Pass - Floor 1, Suite C2
    Where is this other retail property located?
    The property is located at 27269 Perdido Beach Blvd Orange Beach, AL.
    What is the lease rate?
    The lease rate is $8,800 /Mo.
    (251) 981-2400
    We can help!
    Listing Contact
    Paul Salter
    Request Owner's contact information
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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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