Spa & Wellness Property with
For Sale
$289,000
458 Dauphin Island Parkway, Mobile, AL 36606
Commercial Sale, Mobile, AL
Property Size1,911 SF
Lot Size0.17 Acres
Price / SF$151.23
Days on Market369
Property Features for 458 Dauphin Island Parkway
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
10
Parking features
Parking Lot
Interior features
Restrooms
Lot features
Free Standing
View
City
Standard status
Active
APN
2910282002019
Size
1,911 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
1005
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
garage/storage
Building Details
Year built
1926
Floors in Building
1
Flooring type
Laminate, Carpet
Building materials
Brick, HardiPlank Type
Listing Agency:
Realty Executives Bay Group · Realty Executives International
(251) 679-9998
Listed By:
James Henderson · License #91867-1
(251) 447-4848
Added: Aug 21, 2025
Changed: Aug 24
Last Checked: Aug 24 at 5:06PM
MLS# 7636264
Copyright © 2026 Mobile Area Association of REALTORS®. 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 1,911-square-foot commercial building is currently configured as a salon and includes restrooms, laminate and carpet flooring, central heating, and central air. Brick and HardiPlank construction frame the main structure, while a garage and storage area provide additional utility behind the building. The property occupies 0.1712 acres and was built in 1926.
Located at 458 Dauphin Island Parkway in Mobile, the site includes a parking lot and access to public water and public sewer. Cable is available. The existing layout and salon use provide a documented basis for spa, wellness, or related commercial occupancy, subject to applicable requirements.
Located at 458 Dauphin Island Parkway in Mobile, the site includes a parking lot and access to public water and public sewer. Cable is available. The existing layout and salon use provide a documented basis for spa, wellness, or related commercial occupancy, subject to applicable requirements.
Key Highlights
- 1,911 square feet of commercial building area
- Currently configured as a salon
- Garage and storage area behind the building
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
$26,568
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
9.19%
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%
$531,360
$531.4K
Cap Rate 7%
$379,543
$379.5K
Cap Rate 9%
$295,200
$295.2K
Market Conditions
NOI Build-Up for 1,911 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
$42.4K $22.20/SF
− Vacancy
−$7.0K −$3.66/SF
EGI
$35.4K $18.54/SF
− OpEx
−$8.9K −$4.63/SF
NOI
$26.6K $13.90/SF
Area
Mobile, AL
Vacancy
16.50%
Lease Rate
$22.20 /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%
$531,360
Cap Rate 7%
$379,543
Cap Rate 9%
$295,200
Alternative Uses
Best Use
Office B
$379.5K
$332.1K – $442.8K
NOI $26,568 @ 7.0% cap · market cap 9.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$485.7K
$425.0K – $566.7K
NOI $34,000 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
857
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 36606, AL
19,042
Population
9,129
Households
2.1
Avg Household Size
35
Median Age
29%
College-Educated
89%
High-School Grad
6.8 sq mi
ZIP Area
2,800
Density / Sq Mi
$49,561
Median Household Income
$37,094
Median Earnings
$938
Median Rent
$141,300
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?
Spa & wellness property - Brick commercial building with central HVAC, restrooms, laminate and carpet flooring, and a dedicated parking lot.
Where is this spa & wellness property located?
The property is located at 458 Dauphin Island Parkway Mobile, AL.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: 1,911 square feet of commercial building area; Currently configured as a salon; Garage and storage area behind the building
