Office Unit with Cypress
For Sale
$350,000
4241 COUNTY ROAD 106, Oxford, FL 34484
Commercial Sale, OXFORD, FL
Property Size946 SF
Lot Size0.21 Acres
Price / SF$369.98
Days on Market1268
Property Features for 4241 COUNTY ROAD 106
General Information
Property type
Commercial Sale
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: Aug 26
Last Checked: Sep 21 at 10:06AM
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 CL-zoned office property includes a 946-square-foot structure built in 1926. The building features cypress siding and pecky cypress interior details, providing distinctive architectural character. Significant renovation is needed to meet current code requirements. The 0.21-acre site can support a range of commercial concepts identified for the property, including office, salon, light retail, and veterinary uses.
Located at 4241 County Road 106 in Oxford, the property is positioned behind Action Gator Tire, Murphy Oil, and Advance Auto Parts. CR 466 provides access to retailers and services in The Villages, while Costco is one block east. US Hwy 301 and the Florida Turnpike are also accessible from the property, with Downtown Wildwood and Lake Sumter Landing within a 10-minute driving range.
Located at 4241 County Road 106 in Oxford, the property is positioned behind Action Gator Tire, Murphy Oil, and Advance Auto Parts. CR 466 provides access to retailers and services in The Villages, while Costco is one block east. US Hwy 301 and the Florida Turnpike are also accessible from the property, with Downtown Wildwood and Lake Sumter Landing within a 10-minute driving range.
Key Highlights
- 0.21‑acre commercial site in Oxford, FL
- 946‑square‑foot structure built in 1926
- CL zoning
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
—
—
no second resolved use
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - CL-zoned commercial property with a 1926 structure requiring significant renovation for current code compliance.
Where is this office units 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: 0.21‑acre commercial site in Oxford, FL; 946‑square‑foot structure built in 1926; CL zoning
