Office Building with Separate
For Sale
$775,000
525 Airport Road, Auburn, AL 36830
Live-work office building with separate entrances, multiple private offices, and an outdoor fenced yard area.
Property Size4,360 SF
Price / SF$177.75
Days on Market192
Property Features for 525 Airport Road
General Information
Standard status
Active
Size
4,360 SF
Additional Details
Fenced Yard
Yes
Listing Agency:
KELLER WILLIAMS REALTY AUBURN OPELIKA
(334) 209-3242
Listed By:
ALAN DORN · License #058182
(334) 444-8856
Source:
Exprealty
Added: Feb 23
Changed: Aug 20
Last Checked: Sep 1 at 8:46PM
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 KELLER WILLIAMS REALTY AUBURN OPELIKA
Investment Insights
Based on property information with market context.
This live-work office building combines a home section and a dedicated office section under one roof. The home portion includes two bedrooms and two full bathrooms, along with two large living rooms, a sun room, and a kitchen with custom cabinets and granite countertops. The office side features its own separate entrance, a large reception area, four private offices (including one with a private full bathroom and closet), a large conference room, a supply closet, and a half bathroom. Two separate power meters serve the home and office sections.
An outdoor fenced-in yard is included, complete with ample landscaping, an irrigation system, and a gazebo. The building also has ample parking, with the potential to separate parking areas for multiple tenants.
A building layout and square footage sketch are provided in the listing photos. Listing agent accompaniment is required.
An outdoor fenced-in yard is included, complete with ample landscaping, an irrigation system, and a gazebo. The building also has ample parking, with the potential to separate parking areas for multiple tenants.
A building layout and square footage sketch are provided in the listing photos. Listing agent accompaniment is required.
Key Highlights
- Office building previously used as a home and office combined, with separate entrances for the home and office sections
- Home portion includes 2 bedrooms, 2 full bathrooms, 2 huge living rooms, a sun room, and a kitchen with custom cabinets and granite countertops
- Office area features a large reception area, four private offices, a large conference room, and a half bathroom
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
$54,063
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
6.98%
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%
$1,081,260
$1.1M
Cap Rate 7%
$772,329
$772.3K
Cap Rate 9%
$600,700
$600.7K
Market Conditions
NOI Build-Up for 4,360 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
$87.4K $20.04/SF
− Vacancy
−$15.3K −$3.51/SF
EGI
$72.1K $16.53/SF
− OpEx
−$18.0K −$4.13/SF
NOI
$54.1K $12.40/SF
Area
Lee County, AL
Vacancy
17.50%
Lease Rate
$20.04 /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%
$1,081,260
Cap Rate 7%
$772,329
Cap Rate 9%
$600,700
Alternative Uses
Best Use
Office B
$772.3K
$675.8K – $901.1K
NOI $54,063 @ 7.0% cap · market cap 6.98%
Second Best
Mixed Use
$546.6K
$478.2K – $637.7K
NOI $38,259 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$1.06M
$930.5K – $1.24M
NOI $74,437 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
542
Businesses Nearby
Explore this area
Business Placement
Demographics for 36830, AL
47,543
Population
23,146
Households
2.1
Avg Household Size
30
Median Age
63%
College-Educated
96%
High-School Grad
109.5 sq mi
ZIP Area
434
Density / Sq Mi
$63,761
Median Household Income
$37,414
Median Earnings
$1,033
Median Rent
$346,600
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?
Live-work space - Live-work office building with separate entrances, multiple private offices, and an outdoor fenced yard area.
Where is this live-work space located?
The property is located at 525 Airport Road Auburn, AL.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Office building previously used as a home and office combined, with separate entrances for the home and office sections; Home portion includes 2 bedrooms, 2 full bathrooms, 2 huge living rooms, a sun room, and a kitchen with custom cabinets and granite countertops; Office area features a large reception area, four private offices, a large conference room, and a half bathroom
