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    Shady Hills Commercial Opportunity Title is generated by Realmo AI

    15525 Shady Hills Road, Shady Hills, FL 34610

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    Claim this Listing
    For Sale
    $825,000

    COMMERCIAL - Shady Hills, FL

    Property size:
    4,040 SF
    Lot size:
    1.40 Acres
    Price / SF:
    $204/SF
    Added:
    Dec 11, 2024
    Days on Market:
    536
    Last Refresh:
    May 31 at 7:06 pm

    Property Features for 15525 Shady Hills Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C1
    Bathrooms
    4
    Rooms
    Bathroom 2, Bathroom 1, Bathroom 3, Bathroom 4
    Parking features
    Driveway, Parking Lot, Off Street
    Fencing
    Chain Link
    Standard status
    Active
    Size
    4,040 SF
    Lot size
    1.40 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    2389

    Utilities

    Utilities
    Water Available
    Sewer type
    Septic Tank
    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Well

    Building Details

    Year built
    1985
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Tile
    Building materials
    Block
    Roof type
    Shingle, Metal

    We can help!

    Listing Contact
    Kimberly Armstrong

    Listing agent Kimberly Armstrong License #SL3243004

    Listing office Tropic Shores Realty LLC 3441 Deltona Boulevard, Spring Hill, FL

    Listing date Dec 11, 2024

    MLS# 2250402

    Copyright © 2026 Hernando County Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Commercial space (2000 sq ft) ideal for restaurant/bar/cafe with HIGH VISIBILITY LOCATION near schools and new developments.
    • Private 2000 sq ft mobile home residence with a POOL, offering a comfortable living space separate from the business.
    • Restaurant features include metal roof, outdoor seating, signage, and a large parking lot.
    • Residential features include updated roof and HVAC (4 years old), modern kitchen, and spacious master bedroom.
    • Outdoor amenities include a fenced yard, storage shed, and a 17x32 fiberglass pool with waterfall and saltwater system.
    • Convenient location near Elsie Park and upcoming communities, enhancing both business and residential appeal.

    Overview

    This Shady Hills property offers a blend of commercial and residential features. The property includes a 2000 square foot commercial space suitable for a restaurant, bar, pizzeria, or bakery/cafe. The commercial space has a metal roof, front and side porches, signage, and a large parking lot. Outdoor seating is available. The property is located near schools, approximately 3 miles from a new 55+ resort, next to Elsie Park, and about 2 miles from another upcoming community. The residence is a 2000 square foot mobile home with complete tiling, a 4-year-old roof, and a 4-year-old HVAC system. It features a master bedroom with space for a walk-in closet or home office, a wood-burning fireplace, a modern kitchen with a new refrigerator and stove, indoor laundry with cabinets, a game room overlooking the family room, and three additional bedrooms with walk-in closets. Outdoor amenities include a fully fenced yard, a 24x18 storage shed, a 17x32 fiberglass pool with a waterfall and saltwater system and cabana, and two porches, with the rear porch screened and equipped with extra electric for lights and fans. The property is situated on a 1.4-acre lot.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $63.0k $15.60
    − Vacancy −$3.2k −$0.78
    EGI $59.9k $14.82
    − OpEx −$15.0k −$3.70
    NOI $44.9k $11.11
    4,040 SF · lease $15.60/SF/yr · vacancy 5.00% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $641.5K
    $561.3K – $748.4K (±1% cap)
    NOI $44,905 @ 7.0% cap · market cap 5.44%
    Second Best
    Retail
    $566.6K
    $495.8K – $661.1K (±1% cap)
    NOI $39,663 @ 7.0% cap · market cap 4.81%
    Theoretical Best
    Office A
    $920.3K
    $805.3K – $1.07M (±1% cap)
    NOI $64,420 @ 7.0% cap · market cap 7.81%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Map

    City
    Shady Hills
    County
    Pasco
    State
    Florida
    Longitude
    -82.551561
    Latitude
    28.383544

    FAQs

    What type of property is this?
    Restaurant - Commercial space with living quarters, pool, and outdoor amenities.
    Where is this restaurant located?
    The property is located at 15525 Shady Hills Road Shady Hills, FL.
    What is the asking price?
    The asking price for this property is $825,000.
    What are key features of this property?
    This property features: Commercial space (2000 sq ft) ideal for restaurant/bar/cafe with HIGH VISIBILITY LOCATION near schools and new developments.; Private 2000 sq ft mobile home residence with a POOL, offering a comfortable living space separate from the business.; Restaurant features include metal roof, outdoor seating, signage, and a large parking lot.
    (352) 684-7371
    We can help!
    Listing Contact
    Kimberly Armstrong
    Real Estate License ID: SL3243004
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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