Four-Tenant Office
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For Sale
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8757 Rand Ave, Daphne, AL 36526
The multi-suite property has four occupied spaces under a mix of lease structures.
Property Size7,700 SF
Price / SF$176.36
Days on Market6
Property Features for 8757 Rand Ave
General Information
Standard status
Active
Size
7,700 SF
Property subtype
OFFICE
Additional Details
Office Units
4
Building Details
Tenancy
Multi
Listing Agency:
B4 Properties, LLC
(251) 270-9099
Listed By:
Garrett Cox · License #127146
(251) 487-1752
Source:
Moodyscre
Added: Sep 29
Changed: Oct 4
Last Checked: Oct 2 at 11:51PM
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 B4 Properties, LLC
Investment Insights
Based on property information with market context.
This 7,700-square-foot office building contains four tenant suites, with leases extending from 2025 through 2029. Occupants include office, dance, technology, and barber shop businesses. Lease structures include NN and modified gross, with tenant responsibilities varying by suite. Three suites have annual rent increases; Suite B is on a flat-rent arrangement.
The property is located at 8757 Rand Ave in Daphne, Alabama. The leases assign certain expenses to tenants, including taxes, insurance, utilities, landscaping, electric service, and internet, depending on the suite. HVAC obligations include tenant caps of $500 per year in two suites.
The property is located at 8757 Rand Ave in Daphne, Alabama. The leases assign certain expenses to tenants, including taxes, insurance, utilities, landscaping, electric service, and internet, depending on the suite. HVAC obligations include tenant caps of $500 per year in two suites.
Key Highlights
- 7,700‑square‑foot office building with four tenant suites
- Four leases have terms extending from 2025 through 2029
- Suites A, C, and D include 3% annual rent increases
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
$89,813
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
6.61%
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%
$1,796,260
$1.8M
Cap Rate 7%
$1,283,043
$1.3M
Cap Rate 9%
$997,922
$997.9K
Market Conditions
NOI Build-Up for 7,700 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
$147.8K $19.20/SF
− Vacancy
−$28.1K −$3.65/SF
EGI
$119.8K $15.55/SF
− OpEx
−$29.9K −$3.89/SF
NOI
$89.8K $11.66/SF
Area
Baldwin County, AL
Vacancy
19.00%
Lease Rate
$19.20 /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%
$1,796,260
Cap Rate 7%
$1,283,043
Cap Rate 9%
$997,922
Alternative Uses
Best Use
Office B
$1.28M
$1.12M – $1.50M
NOI $89,813 @ 7.0% cap · market cap 6.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,619 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
324
Businesses Nearby
Explore this area
Business Placement
Demographics for 36526, AL
35,720
Population
14,074
Households
2.5
Avg Household Size
40
Median Age
43%
College-Educated
94%
High-School Grad
37.7 sq mi
ZIP Area
947
Density / Sq Mi
$90,733
Median Household Income
$50,049
Median Earnings
$1,353
Median Rent
$311,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - The multi-suite property has four occupied spaces under a mix of lease structures.
Where is this office building located?
The property is located at 8757 Rand Ave Daphne, AL.
What is the asking price?
The asking price for this property is $1,358,000.
What are key features of this property?
This property features: 7,700‑square‑foot office building with four tenant suites; Four leases have terms extending from 2025 through 2029; Suites A, C, and D include 3% annual rent increases
