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    28380 Forbes Street Nobleton, FL 34661

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    Claim this Listing
    For Sale
    $550,000

    COMMERCIAL - Nobleton, FL

    Property size:
    2,299 SF
    Lot size:
    5.20 Acres
    Added:
    Mar 26, 2025
    Days on Market:
    392
    Last Refresh:
    Apr 21 at 12:06 am

    Property Features for 28380 Forbes Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C1
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking features
    Off Street, Parking Lot, Guest
    Standard status
    Active
    APN
    R24 421 20 0000 0010 0010
    Size
    2,299 SF
    Lot size
    5.20 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    3314

    Utilities

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

    Building Details

    Year built
    1985
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Concrete
    Building materials
    Concrete

    We can help!

    Listing Contact
    Paul Sturdgess-Hayes

    Listing agent Paul Sturdgess-Hayes License #3526915

    Listing office Dennis Realty & Investment Corp. 3263 Shoal Line Blvd, Spring Hill, FL

    Listing date Mar 26, 2025

    MLS# 2252455

    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.

    Overview

    Nobleton Commercial Investment Opportunity

    This mixed-use property offers an investment opportunity with 3.1 acres of C1 commercial property and 2.1 acres of R1A residential property. Located in the heart of Nobleton, the property features road frontage on Lake Lindsey Road, a significant thoroughfare with high traffic. The location provides accessibility to major highways, being within 11 minutes of I-75, connecting to Inverness, Ocala, and Tampa, and within 7 minutes of US-41. The commercial property includes three buildings, offering a canvas to develop a business within the C1 ordinances. The R1A property is undeveloped and requires clearing, presenting an opportunity for single-family housing construction as permitted by the R1A Municode, Mobile Homes. The property contains 2,299 square feet of space and is located in Hernando County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Gym & Fitness Center Food Market HVAC Service Grocery & Convenience Store Discount Store Cafe & Coffee Shop Supermarket

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Nobleton
    County
    Hernando
    State
    Florida
    Longitude
    -82.267342
    Latitude
    28.645678

    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property with commercial and residential potential in Nobleton.
    Where is this mixed-use property located?
    The property is located at 28380 Forbes Street Nobleton, FL.
    What is the asking price?
    The asking price for this property is $550,000.
    What are key features of this property?
    This property features: Prime Investment Opportunity: Package deal with 3.1 acres of C1 commercial and 2.1 acres of R1A residential property.; Strategic Location in Nobleton with high‑traffic road frontage on Lake Lindsey Road.; Excellent Highway Access: Just 11 minutes from I‑75.
    (352) 606-3911
    We can help!
    Listing Contact
    Paul Sturdgess-Hayes
    Real Estate License ID: 3526915
    Learn More
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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.

    More about this property
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