Two-Cabin Duplex with Screened
For Sale
$249,900
4415 Bristow Cove Road, Boaz, AL 35956
MULTI_FAMILY - Boaz, AL
Property Size1,660 SF
Lot Size3.00 Acres
Price / SF$150.54
Days on Market51
Property Features for 4415 Bristow Cove Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
2
Parking features
Driveway
Patio and Porch features
Patio, Porch
Appliances
Oven, Refrigerator, W/D Hookup
Elementary school
West End
Middle school
West End
High school
West End
Directions
From Boaz, Head South On Hwy 168. Turn Left Onto Hwy 179 And Continue For Approximately 5.5 Miles. Then Turn Right Onto Bristow Cove Road. Continue For About 2 Miles, And The Property Will Be On Your Right.
Standard status
Active
APN
0802040000002.011
Size
1,660 SF
Lot size
3.00 Acres
Utilities
Sewer type
Septic Tank
Heating system
Wall Furnace
Cooling system
Window Unit(s), Wall Unit(s)
Water source
Public
Water front features
Pond
Amenities
screened porch
Building Details
Number of units
2
Listing Agency:
Main Street Realty Plus, LLC
(256) 400-1335
Listed By:
Victor Zavala Luna · License #142680
(256) 505-1063
Added: Jun 30
Changed: Aug 5
Last Checked: Aug 19 at 7:06AM
MLS# 21922268
Copyright © 2026 ValleyMLS.Com,Inc. 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.
Two finished cabins offered as a duplex configuration, totaling 1,660 square feet on approximately 3 private wooded acres. The property includes a porch and patio, with a screened porch overlooking the woods. Interior finishes referenced include vaulted wood ceilings, hardwood floors, custom barn doors, and modern tile walk-in showers. Appliances include an oven and refrigerator, with a W/D hookup. Heating is provided via wall furnace, and cooling includes wall unit(s) and window unit(s).
Utilities and site services include public water and a septic tank. Parking is available via driveway access. The property also includes a pond feature on site.
This is a self-contained cabin-style setup suitable for an owner-occupant or operator looking for an income-producing residential use on a private wooded lot.
Utilities and site services include public water and a septic tank. Parking is available via driveway access. The property also includes a pond feature on site.
This is a self-contained cabin-style setup suitable for an owner-occupant or operator looking for an income-producing residential use on a private wooded lot.
Key Highlights
- Two finished cabins in a duplex configuration
- Approximately 3 private wooded acres with a pond
- Total size: 1,660 square feet
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
$9,778
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
3.91%
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%
$195,560
$195.6K
Cap Rate 7%
$139,686
$139.7K
Cap Rate 9%
$108,644
$108.6K
Market Conditions
NOI Build-Up for 1,660 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
$14.9K $9.00/SF
− Vacancy
−$971 −$0.59/SF
EGI
$14.0K $8.42/SF
− OpEx
−$4.2K −$2.52/SF
NOI
$9.8K $5.89/SF
Area
Marshall County, AL
Vacancy
6.50%
Lease Rate
$9.00 /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%
$195,560
Cap Rate 7%
$139,686
Cap Rate 9%
$108,644
Alternative Uses
Best Use
Multifamily LT 5
$139.7K
$122.2K – $163.0K
NOI $9,778 @ 7.0% cap · market cap 3.91%
Second Best
Apartment 5plus
$128.4K
$112.3K – $149.8K
NOI $8,986 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$358.3K
$313.5K – $418.0K
NOI $25,080 @ 7.0% cap · market cap 10.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 35956, AL
9,109
Population
3,892
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
87%
High-School Grad
74.3 sq mi
ZIP Area
123
Density / Sq Mi
$57,598
Median Household Income
$36,569
Median Earnings
$816
Median Rent
$170,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two finished cabins on 3 acres with a pond, public water, and septic tank, plus wall and window heating and cooling.
Where is this duplex located?
The property is located at 4415 Bristow Cove Road Boaz, AL.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Two finished cabins in a duplex configuration; Approximately 3 private wooded acres with a pond; Total size: 1,660 square feet
