Salon Building with Garage
For Sale
$289,000
458 Dauphin Island 458, Mobile, AL 36606
Existing salon property offers central air, dedicated parking, and accessory storage behind the main building.
Property Size1,911 SF
Price / SF$151.23
Days on Market380
Property Features for 458 Dauphin Island 458
General Information
Standard status
Active
Size
1,911 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$1,005
Amenities
Garage/Storage behind building
Central Air
3
Parking.
10 Parking Spaces. Lot.
City
50x150
City Road, Paved Road.
Building Details
Year Built
1926
Stories
1
Listing Agency:
Realty Executives Bay Group
(251) 447-4848
Listed By:
James Henderson · License #91867-1
(251) 447-4848
Source:
Xome
Added: Aug 18, 2025
Changed: Aug 30
Last Checked: Aug 31 at 2:00PM
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 Realty Executives Bay Group
Investment Insights
Based on property information with market context.
This 1,911-square-foot commercial building was constructed in 1926 and is currently used as a salon. Central air serves the property, while a garage or storage area is positioned behind the main building. The existing use provides a clear starting point for continued salon operations or another spa and wellness-related commercial use, subject to applicable requirements.
The property is located at 458 Dauphin Island 458 in Mobile, Alabama. Site improvements include 10 parking spaces, a 50-by-150-foot lot, and paved city-road access. The combination of an established commercial building, on-site parking, and separate rear storage creates a practical configuration for an owner-user or operator evaluating a salon-oriented property.
The property is located at 458 Dauphin Island 458 in Mobile, Alabama. Site improvements include 10 parking spaces, a 50-by-150-foot lot, and paved city-road access. The combination of an established commercial building, on-site parking, and separate rear storage creates a practical configuration for an owner-user or operator evaluating a salon-oriented property.
Key Highlights
- 1,911 SF commercial building currently operated as a salon
- Garage or storage area located behind the building
- 10 parking spaces on site
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
$25,295
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
8.75%
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%
$505,900
$505.9K
Cap Rate 7%
$361,357
$361.4K
Cap Rate 9%
$281,056
$281.1K
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
$37.8K $19.80/SF
− Vacancy
−$1.7K −$0.89/SF
EGI
$36.1K $18.91/SF
− OpEx
−$10.8K −$5.67/SF
NOI
$25.3K $13.24/SF
Area
Mobile, AL
Vacancy
4.50%
Lease Rate
$19.80 /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%
$505,900
Cap Rate 7%
$361,357
Cap Rate 9%
$281,056
Alternative Uses
Best Use
Retail
$361.4K
$316.2K – $421.6K
NOI $25,295 @ 7.0% cap · market cap 8.75%
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Existing salon property offers central air, dedicated parking, and accessory storage behind the main building.
Where is this spa & wellness property located?
The property is located at 458 Dauphin Island 458 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 SF commercial building currently operated as a salon; Garage or storage area located behind the building; 10 parking spaces on site
