Two-Story Strip
For Sale
$1,200,000
2820 HOWLAND Boulevard, Deltona, FL 32725
Commercial Sale, DELTONA, FL
Property Size4,460 SF
Lot Size0.34 Acres
Price / SF$269.06
Days on Market81
Property Features for 2820 HOWLAND Boulevard
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
C-1
Subdivision
DELTONA LAKES UNIT 39
Lot features
Curb and Gutters, Fire Hydrant, City Limits, Landscaped, Neighbourhood, Shopping Center, Paved
Directions
Directions from I-4 Take I-4 toward Deltona. Use Exit 114 for FL-472 / Deltona / DeLand. If exiting off of I-4 East you will turn right at the exit light. If coming from I-4 Westbound, you will turn left at the exit light. From the exit, follow signs toward Deltona / Howland Blvd (you'll transition from FL-472 onto Howland Boulevard / County Road 4145). Continue on Howland Boulevard toward Deltona; the property at 2820 Howland Blvd will be on the left, just east of the I-4 area in the Howland Blvd commercial corridor.
Standard status
Active
APN
30 18 31 39 09 0090
Size
4,460 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOTS 9 & 10 BLK 1023 DELTONA LAKES UNIT 39 MB 27 PGS 209 TO212 INC PER OR 5237 PG 0932
Tax Annual Amount
7575
Legal Description
LOTS 9 & 10 BLK 1023 DELTONA LAKES UNIT 39 MB 27 PGS 209 TO212 INC PER OR 5237 PG 0932
Utilities
Utilities
Electricity Available
Cooling system
Central Air
Building Details
Year built
1991
Floors in Building
2
Number of units
7
Building materials
Brick
Roof type
Metal
Listing Agency:
COLDWELL BANKER REALTY
(407) 696-8000
Listed By:
Linda Berk · License #3573917
(321) 978-6530
Added: Jun 10
Changed: Aug 20
Last Checked: Aug 29 at 9:06AM
MLS# O6416591
Copyright © 2026 Stellar MLS. 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.
This two-story brick strip mall contains approximately 4,460 square feet across seven units, including six on the ground level and one upstairs. A garage and additional storage expand the functional layout, while central air, electricity availability, and a metal roof installed approximately three years ago contribute to the property’s existing improvements. Built in 1991, the building is configured for multiple occupants, with tenants currently operating under month-to-month leases.
The property occupies approximately 0.34 acres along Howland Boulevard in Deltona, with approximately 100 feet of frontage and 18 parking spaces. The site is minutes from I-4 and less than a block from the 277-unit Catalina Pointe residential development. C-1 zoning permits neighborhood retail, professional office, and personal-service uses.
The property occupies approximately 0.34 acres along Howland Boulevard in Deltona, with approximately 100 feet of frontage and 18 parking spaces. The site is minutes from I-4 and less than a block from the 277-unit Catalina Pointe residential development. C-1 zoning permits neighborhood retail, professional office, and personal-service uses.
Key Highlights
- Two‑story brick building with approximately 4,460+/- SF
- Seven units: six ground floor and one second floor
- Approximately 0.34+/- acres with approximately 100 feet of frontage
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
$66,833
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
5.57%
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%
$1,336,660
$1.3M
Cap Rate 7%
$954,757
$954.8K
Cap Rate 9%
$742,589
$742.6K
Market Conditions
NOI Build-Up for 4,460 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
$96.3K $21.60/SF
− Vacancy
−$7.2K −$1.62/SF
EGI
$89.1K $19.98/SF
− OpEx
−$22.3K −$5.00/SF
NOI
$66.8K $14.99/SF
Area
Volusia County, FL
Vacancy
7.50%
Lease Rate
$21.60 /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%
$1,336,660
Cap Rate 7%
$954,757
Cap Rate 9%
$742,589
Alternative Uses
Best Use
Office B
$954.8K
$835.4K – $1.11M
NOI $66,833 @ 7.0% cap · market cap 5.57%
Second Best
Retail
$600.1K
$525.1K – $700.1K
NOI $42,007 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$1.32M
$1.15M – $1.53M
NOI $92,054 @ 7.0% cap · market cap 7.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
135
Businesses Nearby
Explore this area
Business Placement
Demographics for 32725, FL
50,435
Population
19,177
Households
2.6
Avg Household Size
42
Median Age
22%
College-Educated
91%
High-School Grad
23.1 sq mi
ZIP Area
2,183
Density / Sq Mi
$70,801
Median Household Income
$40,970
Median Earnings
$1,533
Median Rent
$255,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - C-1 zoning supports neighborhood retail, professional office, and personal-service uses.
Where is this strip mall located?
The property is located at 2820 HOWLAND Boulevard Deltona, FL.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two‑story brick building with approximately 4,460+/- SF; Seven units: six ground floor and one second floor; Approximately 0.34+/- acres with approximately 100 feet of frontage
