Commercial Land with Existing
For Sale
$299,000
535 COLLEGE Drive, Middleburg, FL 32068
Commercial Sale, Middleburg, FL
Property Size1,328 SF
Lot Size0.34 Acres
Price / SF$225.15
Days on Market221
Property Features for 535 COLLEGE Drive
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Commercial
Parking features
Parking Lot, Off Street
Subdivision
Middleburg
Lot features
Irregular Lot, Uplands
Directions
Take Blanding Blvd to College Dr. Property is on left just before CR220.
Standard status
Active
APN
35042500826100100
Size
1,328 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2865
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Water source
Private, Well
Building Details
Year built
1951
Floors in Building
1
Flooring type
Wood
Building materials
Vinyl Siding, Wood Siding
Roof type
Composition, Metal
Listing Agency:
COLDWELL BANKER VANGUARD REALTY · Coldwell Banker Real Estate
(904) 269-7117
Listed By:
HENRY HAMMOND, JR · License #3336763
(904) 806-1218
Added: Jan 23
Changed: Aug 24
Last Checked: Sep 1 at 6:06PM
MLS# 2126748
Copyright © 2026 realMLS. 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 0.34-acre commercial land parcel includes a 1,328-square-foot building constructed in 1951. The structure has wood flooring, vinyl and wood siding, and a roof with metal and composition materials. The building is functional but requires renovation, and it has been used as a feed store. The site also includes off-street parking and a parking lot.
Zoned BA, or Neighborhood Business, the property is positioned near a major intersection with documented ingress and egress. Water is available through a private well, while wastewater service is provided by a septic tank. The existing improvements and commercial zoning support continued use or redevelopment, subject to applicable approvals.
Zoned BA, or Neighborhood Business, the property is positioned near a major intersection with documented ingress and egress. Water is available through a private well, while wastewater service is provided by a septic tank. The existing improvements and commercial zoning support continued use or redevelopment, subject to applicable approvals.
Key Highlights
- 0.34‑acre commercial land parcel with an existing 1,328‑square‑foot building
- Building constructed in 1951; functional condition with renovation needs
- BA zoning designation for Neighborhood Business
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
$15,009
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
5.02%
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%
$300,180
$300.2K
Cap Rate 7%
$214,414
$214.4K
Cap Rate 9%
$166,767
$166.8K
Market Conditions
NOI Build-Up for 1,328 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
$23.9K $18.00/SF
− Vacancy
−$2.5K −$1.85/SF
EGI
$21.4K $16.15/SF
− OpEx
−$6.4K −$4.84/SF
NOI
$15.0K $11.30/SF
Area
Clay County, FL
Vacancy
10.30%
Lease Rate
$18.00 /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%
$300,180
Cap Rate 7%
$214,414
Cap Rate 9%
$166,767
Alternative Uses
Best Use
Retail
$214.4K
$187.6K – $250.2K
NOI $15,009 @ 7.0% cap · market cap 5.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$354.2K
$310.0K – $413.3K
NOI $24,796 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
189
Businesses Nearby
Explore this area
Business Placement
Demographics for 32068, FL
57,458
Population
21,830
Households
2.6
Avg Household Size
39
Median Age
22%
College-Educated
93%
High-School Grad
115.5 sq mi
ZIP Area
497
Density / Sq Mi
$82,410
Median Household Income
$42,615
Median Earnings
$1,411
Median Rent
$264,300
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.
Frequently Asked Questions
What type of property is this?
Commercial land - BA-zoned commercial property with a parking lot, private well, septic system, and an existing building suited for renovation.
Where is this commercial land located?
The property is located at 535 COLLEGE Drive Middleburg, FL.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 0.34‑acre commercial land parcel with an existing 1,328‑square‑foot building; Building constructed in 1951; functional condition with renovation needs; BA zoning designation for Neighborhood Business
