East Montgomery Office
For Sale
Contact for pricing
350 Leavell Cir, Montgomery, AL 36117
Sale-leaseback opportunity with stable tenant in desirable location.
Property Size6,499 SF
Price / SF$192.34
Days on Market213
Property Features for 350 Leavell Cir
General Information
Standard status
Active
Size
6,499 SF
Class
A
Property subtype
Office
Zoning
O-1
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Sale/Leaseback
Net Operating Income
$102,000
Building Details
Year Built
2009
Buildings
1
Tenancy
Single
Listing Agency:
Moore Company Realty
(334) 657-7257
Listed By:
Gene Cody, CCIM, SIOR · License #AL 000084543
Source:
Crexi
Added: Jan 30
Changed: Aug 7
Last Checked: Aug 31 at 8:47AM
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 Moore Company Realty
Investment Insights
Based on property information with market context.
The property at 350 Leavell Circle in East Montgomery is an office building offering a sale-leaseback opportunity. It features attractive landscaping and lake views across the street, creating a professional environment. Located on a quiet street off Vaughn Road, the property offers privacy and convenience within a strong office submarket. The building is occupied by Invista Advisors, a financial services firm specializing in financial planning, portfolio management for individuals and small businesses, and pension consulting, serving just under 1,000 clients. The tenant provides a stable income stream supported by a solid operating history. The property benefits from regional connectivity, with proximity to Taylor Road, Interstate 85, and Downtown Montgomery. The property is suited for investors seeking predictable cash flow in a location in East Montgomery. The combination of a strong tenant, quality real estate, and strategic access to major transportation corridors supports long-term value and income stability. This opportunity allows an investor to acquire a low-management asset with potential for sustained appreciation while the tenant remains focused on its core business operations. The property size is 6499 square feet.
Key Highlights
- Sale‑leaseback opportunity with established financial services tenant (Invista Advisors).
- Stable and dependable income stream from tenant with a solid operating history and nearly 1,000 clients.
- Prime East Montgomery location in a highly desirable setting.
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
$71,944
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
5.76%
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%
$1,438,880
$1.4M
Cap Rate 7%
$1,027,771
$1.0M
Cap Rate 9%
$799,378
$799.4K
Market Conditions
NOI Build-Up for 6,499 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
$117.0K $18.00/SF
− Vacancy
−$21.1K −$3.24/SF
EGI
$95.9K $14.76/SF
− OpEx
−$24.0K −$3.69/SF
NOI
$71.9K $11.07/SF
Area
Montgomery, 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%
$1,438,880
Cap Rate 7%
$1,027,771
Cap Rate 9%
$799,378
Alternative Uses
Best Use
Office B
$1.03M
$899.3K – $1.20M
NOI $71,944 @ 7.0% cap · market cap 5.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,334 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
315
Businesses Nearby
Explore this area
Business Placement
Demographics for 36117, AL
53,172
Population
24,181
Households
2.2
Avg Household Size
38
Median Age
46%
College-Educated
94%
High-School Grad
53.3 sq mi
ZIP Area
998
Density / Sq Mi
$72,237
Median Household Income
$44,980
Median Earnings
$1,209
Median Rent
$225,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Sale-leaseback opportunity with stable tenant in desirable location.
Where is this office building located?
The property is located at 350 Leavell Cir Montgomery, AL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Sale‑leaseback opportunity with established financial services tenant (Invista Advisors).; Stable and dependable income stream from tenant with a solid operating history and nearly 1,000 clients.; Prime East Montgomery location in a highly desirable setting.
