Renovation-Required Office
For Sale
$350,000
4241 COUNTY ROAD 106, Oxford, FL 34484
SINGLE_FAMILY - OXFORD, FL
Property Size946 SF
Lot Size0.21 Acres
Price / SF$369.98
Days on Market1223
Property Features for 4241 COUNTY ROAD 106
General Information
Property type
Residential
Property subtype
Office
Zoning
CL
Directions
Going South on US 301, make a left on E CR 466. Make a right onto onto CR 105 (at the light). Come onto Cr 106 and make another right. Property is on your left about 30 feet away from CR 105 and CR 106.
Subdivision
34484 - Oxford
Standard status
Active
APN
D17-035
Size
946 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2022
Tax Description
See Warranty Deed Attached
Tax Annual Amount
421
Legal Description
See Warranty Deed Attached
Building Details
Year built
1926
Listing Agency:
SMITH & SMITH REALTY, INC.
(352) 748-5656
Listed By:
Danny Smith · License #646735
(352) 461-1186
Added: Apr 3, 2023
Changed: Jul 22
Last Checked: Aug 7 at 4:06AM
MLS# G5067028
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 for-sale property includes a 1926 home with cypress siding and interior pecky cypress details. The structure will require significant renovation to meet current code, but it provides a distinctive foundation for an office or light retail configuration.
The site is located on County Road 106 in Oxford, behind Action Gator Tire, Murphy Oil, and Advance Auto Parts, within a growing commercial corridor. It is also described as having convenient access to nearby amenities and major roadways, including CR 466 and US Hwy 301, plus the Florida Turnpike.
Zoned CL, the property is also noted to have a future land use designation through Sumter County. Nearby projects, including Oxford Oaks Professional Plaza and Springwood Suites, are referenced as moving through the approval process.
The site is located on County Road 106 in Oxford, behind Action Gator Tire, Murphy Oil, and Advance Auto Parts, within a growing commercial corridor. It is also described as having convenient access to nearby amenities and major roadways, including CR 466 and US Hwy 301, plus the Florida Turnpike.
Zoned CL, the property is also noted to have a future land use designation through Sumter County. Nearby projects, including Oxford Oaks Professional Plaza and Springwood Suites, are referenced as moving through the approval process.
Key Highlights
- 1926 cypress‑siding commercial property on a 0.21‑acre site
- Commercial zoning (future land use designation through Sumter County noted in remarks)
- Pecky cypress interior details with unique character; requires significant renovation to meet current code
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
$14,521
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
4.15%
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%
$290,420
$290.4K
Cap Rate 7%
$207,443
$207.4K
Cap Rate 9%
$161,344
$161.3K
Market Conditions
NOI Build-Up for 946 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
$23.6K $24.96/SF
− Vacancy
−$4.3K −$4.49/SF
EGI
$19.4K $20.47/SF
− OpEx
−$4.8K −$5.12/SF
NOI
$14.5K $15.35/SF
Area
Sumter County, FL
Vacancy
18.00%
Lease Rate
$24.96 /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%
$290,420
Cap Rate 7%
$207,443
Cap Rate 9%
$161,344
Alternative Uses
Best Use
Office B
$207.4K
$181.5K – $242.0K
NOI $14,521 @ 7.0% cap · market cap 4.15%
Second Best
Retail
$152.7K
$133.7K – $178.2K
NOI $10,692 @ 7.0% cap · market cap 3.05%
Theoretical Best
Office A
$270.8K
$237.0K – $316.0K
NOI $18,958 @ 7.0% cap · market cap 5.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
398
Businesses Nearby
Explore this area
Business Placement
Demographics for 34484, FL
6,050
Population
2,717
Households
2.2
Avg Household Size
47
Median Age
29%
College-Educated
87%
High-School Grad
32.2 sq mi
ZIP Area
188
Density / Sq Mi
$90,826
Median Household Income
$42,841
Median Earnings
$375,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Zoned CL and improved with a 1926 cypress-sided home that will require significant renovation to meet current code.
Where is this office building located?
The property is located at 4241 COUNTY ROAD 106 Oxford, FL.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1926 cypress‑siding commercial property on a 0.21‑acre site; Commercial zoning (future land use designation through Sumter County noted in remarks); Pecky cypress interior details with unique character; requires significant renovation to meet current code
