Grocery and Convenience
For Sale
$675,000
454 N PARK Avenue, Apopka, FL 32712
Commercial Sale, APOPKA, FL
Property Size1,598 SF
Lot Size0.50 Acres
Price / SF$422.40
Days on Market367
Property Features for 454 N PARK Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-C
Subdivision
DREAM LAKE HEIGHTS
Lot features
Corner Lot, Fire Hydrant, City Limits, Near Public Transit, Sidewalk, Street Lights, Paved
Directions
Located on Park Ave. across the street from Apopka Middle School.
Standard status
Active
APN
04-21-28-2204-01-010
Size
1,598 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
DREAM LAKE HEIGHTS H/104 LOTS 1 & 2 (LESS BEG SE COR LOT 1 RUN W 192.18 FT TO SWCOR LOT 2 N 33.40 FT E 192.18 FT S 33.12 FT TO POB) BLK A
Tax Annual Amount
4755
Legal Description
DREAM LAKE HEIGHTS H/104 LOTS 1 & 2 (LESS BEG SE COR LOT 1 RUN W 192.18 FT TO SWCOR LOT 2 N 33.40 FT E 192.18 FT S 33.12 FT TO POB) BLK A
Utilities
Sewer type
Public Sewer
Heating system
Central, Ductless (Heating)
Cooling system
Central Air, Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1964
Floors in Building
1
Flooring type
Concrete
Building materials
Block
Roof type
Metal, Membrane
Listing Agency:
ARROWSMITH REALTY, INC
(407) 992-8955
Listed By:
Natalie Arrowsmith · License #BK3206753
(407) 408-7628
Added: Sep 4, 2025
Changed: Sep 4
Last Checked: Sep 5 at 4:06AM
MLS# G5101011
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 1598-square-foot grocery and convenience property occupies 0.5 acres at 454 N PARK Avenue in Apopka. The building was constructed in 1964 and features block construction, concrete flooring, membrane and metal roofing, public water, and public sewer. HVAC includes central air, wall/window units, window units, central heating, and ductless heating.
The property sits within Apopka city limits on Park Avenue, with on-site parking and access to US-441, SR-429/Wekiva Pkwy, and SR-414. Community Commercial (C-C) zoning is in place. Potential uses and site details require verification with the City of Apopka, including permitted uses, utilities, access, measurements, and impact fees. Adjacent parcels at 452 and 438 Park Ave are identified as an assemblage option, subject to separate verification and approvals.
The property sits within Apopka city limits on Park Avenue, with on-site parking and access to US-441, SR-429/Wekiva Pkwy, and SR-414. Community Commercial (C-C) zoning is in place. Potential uses and site details require verification with the City of Apopka, including permitted uses, utilities, access, measurements, and impact fees. Adjacent parcels at 452 and 438 Park Ave are identified as an assemblage option, subject to separate verification and approvals.
Key Highlights
- 1598 square feet on 0.5 acres
- Community Commercial (C‑C) zoning
- 454 N PARK Avenue, APOPKA, FL 32712
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
$31,380
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
4.65%
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%
$627,600
$627.6K
Cap Rate 7%
$448,286
$448.3K
Cap Rate 9%
$348,667
$348.7K
Market Conditions
NOI Build-Up for 1,598 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
$46.4K $29.04/SF
− Vacancy
−$1.6K −$0.99/SF
EGI
$44.8K $28.05/SF
− OpEx
−$13.4K −$8.42/SF
NOI
$31.4K $19.64/SF
Area
Orange County, FL
Vacancy
3.40%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
30.00%
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%
$627,600
Cap Rate 7%
$448,286
Cap Rate 9%
$348,667
Alternative Uses
Best Use
Retail
$448.3K
$392.3K – $523.0K
NOI $31,380 @ 7.0% cap · market cap 4.65%
Second Best
Specialty Retail
$440.3K
$385.2K – $513.7K
NOI $30,819 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$454.7K
$397.9K – $530.5K
NOI $31,832 @ 7.0% cap · market cap 4.72%
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
594
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32712, FL
50,085
Population
17,601
Households
2.8
Avg Household Size
41
Median Age
37%
College-Educated
90%
High-School Grad
71.5 sq mi
ZIP Area
700
Density / Sq Mi
$106,264
Median Household Income
$47,049
Median Earnings
$1,995
Median Rent
$389,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Beekays Food Mart — 216 n park ave, apopka, fl 32703
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - The site carries C-C zoning and includes on-site parking along Park Avenue.
Where is this grocery and convenience store located?
The property is located at 454 N PARK Avenue Apopka, FL.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 1598 square feet on 0.5 acres; Community Commercial (C‑C) zoning; 454 N PARK Avenue, APOPKA, FL 32712
