Multi-Suite Mixed-Use
For Sale
$899,000
5499 Winchester Road, New Market, AL 35761
COMMERCIAL - New Market, AL
Property Size7,186 SF
Lot Size2.20 Acres
Price / SF$125.10
Days on Market30
Property Features for 5499 Winchester Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Bathrooms
7
Full bathrooms
7
Rooms
Basement, Bathroom 1, Bathroom 5, Bathroom 6, Bathroom 2, Bathroom 7, Bathroom 4, Bathroom 3
Exterior features
Storage
Lot features
Corner Lot, High Visibility
Directions
From I-565 East, Turn Left On Moores Mill Rd, Right On Winchester Rd. Continue Straight Into New Market. Home Is On The Left, Corner Of Winchester Rd And New Market Rd.
Standard status
Active
Size
7,186 SF
Lot size
2.20 Acres
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
3
Flooring type
Wood
Roof type
Shingle, Metal
Additional Structures
Storage
Listing Agency:
Leading Edge R.E. Group-Mad.
(256) 489-2602
Listed By:
Lynnae Hall · License #151980
(256) 337-9629
Added: Jul 16
Changed: Aug 11
Last Checked: Aug 14 at 12:06PM
MLS# 21916714
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.
The main building includes multiple suites, each with an en-suite bath. An additional cottage with a kitchenette offers flexible space for separate use. A detached 3-bay garage includes finished space, supporting a variety of operational needs.
The property is situated on 2.2 acres at 5499 Winchester Road in New Market, Alabama. Updates noted by the seller include a new copper and shingle roof installed in April 2026 on the main residence, along with updated electrical and plumbing completed in 2010. Outdoor features include a wrought iron fenced courtyard, and utilities include a septic tank serviced annually and a 500-gallon propane tank.
Buyers should verify intended use and confirm suitability for any planned commercial or mixed-use plans.
The property is situated on 2.2 acres at 5499 Winchester Road in New Market, Alabama. Updates noted by the seller include a new copper and shingle roof installed in April 2026 on the main residence, along with updated electrical and plumbing completed in 2010. Outdoor features include a wrought iron fenced courtyard, and utilities include a septic tank serviced annually and a 500-gallon propane tank.
Buyers should verify intended use and confirm suitability for any planned commercial or mixed-use plans.
Key Highlights
- Main building has multiple suites with en‑suite baths
- Includes a cottage with kitchenette for added flexibility or income potential
- Detached 3‑bay garage with finished space
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
$45,391
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
5.05%
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%
$907,820
$907.8K
Cap Rate 7%
$648,443
$648.4K
Cap Rate 9%
$504,344
$504.3K
Market Conditions
NOI Build-Up for 7,186 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
$100.9K $14.04/SF
− Vacancy
−$18.4K −$2.56/SF
EGI
$82.5K $11.48/SF
− OpEx
−$37.1K −$5.17/SF
NOI
$45.4K $6.32/SF
Area
Madison County, AL
Vacancy
18.20%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
45.00%
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%
$907,820
Cap Rate 7%
$648,443
Cap Rate 9%
$504,344
Alternative Uses
Best Use
Apartment 5plus
$648.4K
$567.4K – $756.5K
NOI $45,391 @ 7.0% cap · market cap 5.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.87M
$1.64M – $2.18M
NOI $130,986 @ 7.0% cap · market cap 14.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Explore this area
Business Placement
Demographics for 35761, AL
12,561
Population
5,522
Households
2.3
Avg Household Size
40
Median Age
30%
College-Educated
90%
High-School Grad
116.6 sq mi
ZIP Area
108
Density / Sq Mi
$82,321
Median Household Income
$45,892
Median Earnings
$975
Median Rent
$215,300
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Single family property - Main building provides multiple suites with en-suite baths, plus a cottage and finished space over a detached garage.
Where is this single family property located?
The property is located at 5499 Winchester Road New Market, AL.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Main building has multiple suites with en‑suite baths; Includes a cottage with kitchenette for added flexibility or income potential; Detached 3‑bay garage with finished space
