Flex Property with Storage
For Sale
$3,200,000
315 S Us Highway 41, Inverness, FL 34450
CommercialSale, Inverness, FL
Property Size32,608 SF
Lot Size3.09 Acres
Price / SF$98.14
Days on Market188
Property Features for 315 S Us Highway 41
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Interior features
HighCeilings
Subdivision
City of Inverness
Lot features
Flat
Standard status
Active
APN
1754364
Lot size
3.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TOWN OF INVERNESS PB1/36 PT OF BLK 86 DESC AS: COM AT INTERSECTION OF S R/W LN OF HILL ST AS SHOWN ON CITY OF INVERNESS PB 1 PG 36 AND NE'LY R/W LN OF US HWY 41 TH N 51DEG 46M 30S W AL NE'LY R/W LN OF US HW 41 A DIST OF 846.76 FT TO POB TH CONT N 51D EG 46M 30S W AL NE'LY R/W OF SD US HWY 41 846.76 FT TO POB TH CONT N 51DEG 46M 30S W AL SD R/W LN 360 FT TO CENTERLINE OF MONROE ST TH N 0DEG 09M 30S W AL SD CENTERLINE OF MONROE ST 166.84 FT TO S'LY R/W LN OF ST RD 44 TH N 76DEG 51M 30S E AL SD S'LY R/W LN 163.73 FT TO MOST W'LY COR OF TRACT OF LAND DESC IN OR BK 79 PG 245 TH S 52DEG 01M 10S E AL SW'LY BNDRY OF SD TRACT 272.76 FT TO MOST S'LY COR OF SD TRACT TH N 08DEG 35M 08S E AL E'LY BNDRY OF SD TRACT 204.44 FT TO MOST E'LY COR OF SD
Tax Annual Amount
23190
Legal Description
TOWN OF INVERNESS PB1/36 PT OF BLK 86 DESC AS: COM AT INTERSECTION OF S R/W LN OF HILL ST AS SHOWN ON CITY OF INVERNESS PB 1 PG 36 AND NE'LY R/W LN OF US HWY 41 TH N 51DEG 46M 30S W AL NE'LY R/W LN OF US HW 41 A DIST OF 846.76 FT TO POB TH CONT N 51D EG 46M 30S W AL NE'LY R/W OF SD US HWY 41 846.76 FT TO POB TH CONT N 51DEG 46M 30S W AL SD R/W LN 360 FT TO CENTERLINE OF MONROE ST TH N 0DEG 09M 30S W AL SD CENTERLINE OF MONROE ST 166.84 FT TO S'LY R/W LN OF ST RD 44 TH N 76DEG 51M 30S E AL SD S'LY R/W LN 163.73 FT TO MOST W'LY COR OF TRACT OF LAND DESC IN OR BK 79 PG 245 TH S 52DEG 01M 10S E AL SW'LY BNDRY OF SD TRACT 272.76 FT TO MOST S'LY COR OF SD TRACT TH N 08DEG 35M 08S E AL E'LY BNDRY OF SD TRACT 204.44 FT TO MOST E'LY COR OF SD
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Amenities
3-phase electric
25' warehouse ceilings
grade-level doors
pull-through access
fenced laydown/storage yard
Building Details
Year built
1971
Floors in Building
1
Flooring type
Concrete
Roof type
Metal
Listing Agency:
The Holloway Group
(352) 341-6210
Listed By:
John Holloway Jr. · License #3051065
(352) 464-3544
Added: Mar 11
Changed: Sep 3
Last Checked: Sep 14 at 11:06AM
MLS# 852395
Copyright © 2026 REALTORS Association of Citrus County, Inc. 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 flex property combines a 32,608+/- SF mixed-use retail and warehouse facility with a 1.9-acre fenced laydown and storage yard. The building includes 25-foot warehouse ceilings, two 20'x20' grade-level doors, full pull-through circulation for large box trucks, 3-phase electric, concrete flooring, central air, and a metal roof. Public water and sewer serve the site, and the building dates to 1971.
The 3.09-acre property is zoned C-Commercial under Citrus County Land Development Code. It sits near the signalized crossroads of U.S. Highway 41 / W Main Street and State Road 44 / E Gulf to Lake Highway, with reported daily traffic counts of 25,500 AADT on U.S. 41 and 17,500 AADT on State Road 44. Access includes a median curb cut for southbound traffic and right-in access for northbound traffic. Interstate 75 is 15 miles east.
The 3.09-acre property is zoned C-Commercial under Citrus County Land Development Code. It sits near the signalized crossroads of U.S. Highway 41 / W Main Street and State Road 44 / E Gulf to Lake Highway, with reported daily traffic counts of 25,500 AADT on U.S. 41 and 17,500 AADT on State Road 44. Access includes a median curb cut for southbound traffic and right-in access for northbound traffic. Interstate 75 is 15 miles east.
Key Highlights
- 32,608+/- SF mixed‑use retail and warehouse facility
- 3.09‑acre commercial parcel with 1.9 acres of fenced laydown/storage yard
- 25' warehouse ceilings with two 20'x20' grade‑level doors
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
$236,979
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
7.41%
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%
$4,739,580
$4.7M
Cap Rate 7%
$3,385,414
$3.4M
Cap Rate 9%
$2,633,100
$2.6M
Market Conditions
NOI Build-Up for 32,608 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
$293.5K $9.00/SF
− Vacancy
−$14.7K −$0.45/SF
EGI
$278.8K $8.55/SF
− OpEx
−$41.8K −$1.28/SF
NOI
$237.0K $7.27/SF
Area
Citrus County, FL
Vacancy
5.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$4,739,580
Cap Rate 7%
$3,385,414
Cap Rate 9%
$2,633,100
Alternative Uses
Best Use
Flex RnD
$5.34M
$4.67M – $6.23M
NOI $373,731 @ 7.0% cap · market cap 11.68%
Second Best
Retail
$4.48M
$3.92M – $5.22M
NOI $313,281 @ 7.0% cap · market cap 9.79%
Theoretical Best
Specialty Retail
$7.33M
$6.41M – $8.55M
NOI $512,886 @ 7.0% cap · market cap 16.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
25 ft
Clear height
2
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
734
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34450, FL
10,788
Population
6,642
Households
1.6
Avg Household Size
59
Median Age
25%
College-Educated
92%
High-School Grad
31.2 sq mi
ZIP Area
346
Density / Sq Mi
$48,955
Median Household Income
$39,409
Median Earnings
$973
Median Rent
$210,200
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 Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Commercially zoned facility with warehouse capacity, truck circulation, and public utilities in place.
Where is this flex space located?
The property is located at 315 S Us Highway 41 Inverness, FL.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: 32,608+/- SF mixed‑use retail and warehouse facility; 3.09‑acre commercial parcel with 1.9 acres of fenced laydown/storage yard; 25' warehouse ceilings with two 20'x20' grade‑level doors
