Lakefront Villa in Glenlakes
For Sale
Contact for pricing
9577 Villas Dr, Foley, AL 36535
2-bedroom, 2-bath villa with lake views and golf course access.
Property Size1,190 SF
Price / SF$192.44
Days on Market179
Property Features for 9577 Villas Dr
General Information
Standard status
Active
Size
1,190 SF
Class
A
Property subtype
Multifamily
Building Details
Year Built
1999
Units
1
Listing Agency:
Beachball Properties
Listed By:
Jonathan R. Bennett Orange Beach & Gulf Shores Realtor · License #110875
Source:
Crexi
Added: Mar 5
Changed: Aug 17
Last Checked: Aug 28 at 8:06PM
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 Beachball Properties
Investment Insights
Based on property information with market context.
Located in Foley, Alabama, this lakefront townhome villa at 9577 Villas Drive is situated within the Glenlakes Golf Club. The property features 2 bedrooms and 2 bathrooms within its 1,190 square feet of living space. Calming lake views are visible from the main living area, sunroom, and primary suite. The property includes an enclosed screened porch. Updates and upgrades include new carpet in the primary bedroom, wood laminate flooring, fresh interior paint, custom window treatments, and a wet bar. It also features a whole-home surge protector and a leaf-free gutter system, along with an active termite contract. Two assigned parking spaces are included. The property is located near shopping, dining, and the beaches of Gulf Shores and Orange Beach. Optional memberships at Glenlakes Golf Club are available.
Key Highlights
- Lakefront property with water views from living area, sunroom, and primary suite
- Located in Glenlakes Golf Club, offering optional golf and social memberships
- Low‑maintenance villa living with updates including new carpet, wood laminate flooring, and fresh paint
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
$10,898
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
4.76%
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%
$217,960
$218.0K
Cap Rate 7%
$155,686
$155.7K
Cap Rate 9%
$121,089
$121.1K
Market Conditions
NOI Build-Up for 1,190 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
$16.4K $13.80/SF
− Vacancy
−$854 −$0.72/SF
EGI
$15.6K $13.08/SF
− OpEx
−$4.7K −$3.92/SF
NOI
$10.9K $9.16/SF
Area
Baldwin County, AL
Vacancy
5.20%
Lease Rate
$13.80 /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%
$217,960
Cap Rate 7%
$155,686
Cap Rate 9%
$121,089
Alternative Uses
Best Use
Multifamily LT 5
$155.7K
$136.2K – $181.6K
NOI $10,898 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$138.6K
$121.3K – $161.7K
NOI $9,700 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$286.2K
$250.4K – $333.9K
NOI $20,032 @ 7.0% cap · market cap 8.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
61
Businesses Nearby
Explore this area
Business Placement
Demographics for 36535, AL
35,484
Population
18,755
Households
1.9
Avg Household Size
46
Median Age
26%
College-Educated
90%
High-School Grad
92.5 sq mi
ZIP Area
384
Density / Sq Mi
$67,013
Median Household Income
$41,574
Median Earnings
$1,168
Median Rent
$250,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - 2-bedroom, 2-bath villa with lake views and golf course access.
Where is this duplex located?
The property is located at 9577 Villas Dr Foley, AL.
What is the asking price?
The asking price for this property is $229,000.
What are key features of this property?
This property features: Lakefront property with water views from living area, sunroom, and primary suite; Located in Glenlakes Golf Club, offering optional golf and social memberships; Low‑maintenance villa living with updates including new carpet, wood laminate flooring, and fresh paint
