Commercial Land Building
For Sale
$3,345,170
107 & 111 Grand Preserve Way, Daytona Beach, FL 32117
Two prepared pads support office, retail, restaurant, and medical office development.
Property Size11,392 SF
Days on Market10
Property Features for 107 & 111 Grand Preserve Way
General Information
Standard status
Active
Size
11,392 SF
Property subtype
VacantLand
Building Details
Building Size
11,392 SF
Year Built
2022
Listing Agency:
SVN | Alliance Commercial Real Estate Advisors
(386) 301-4581
Listed By:
John W. Trost, CCIM · License ##BK-0160420
Source:
Commercialcafe
Added: Aug 15
Changed: Aug 21
Last Checked: Aug 18 at 8:11AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of SVN | Alliance Commercial Real Estate Advisors
Investment Insights
Based on property information with market context.
This commercial land offering includes two building pads within the Grand Preserve development. Building plans are available, utilities have been stubbed, and offsite retention is in place. The parking area and related landscaping are complete, with the site positioned for permit submission. Permitted zoning uses include medical office, professional office, restaurant without drive-thru, and retail sales. A condo association has been formed.
The property occupies the northeast corner of LPGA Boulevard and Grand Preserve Way, east of Clyde Morris Boulevard. It is approximately 1.9 miles from Interstate 95, 2.3 miles from AdventHealth Daytona Beach Hospital, and 3.8 miles from Granada Boulevard. Nearby destinations identified for the corridor include Twin Lakes Medical Center, Tanger Outlets, and Tomoka Town Center, with access to Ormond Beach and Interstate 95.
The property occupies the northeast corner of LPGA Boulevard and Grand Preserve Way, east of Clyde Morris Boulevard. It is approximately 1.9 miles from Interstate 95, 2.3 miles from AdventHealth Daytona Beach Hospital, and 3.8 miles from Granada Boulevard. Nearby destinations identified for the corridor include Twin Lakes Medical Center, Tanger Outlets, and Tomoka Town Center, with access to Ormond Beach and Interstate 95.
Key Highlights
- Building Pad 1: 11,392 SF
- Building Pad 2: 6,690 SF
- Utilities stubbed with offsite retention provided
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
$170,709
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
5.10%
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%
$3,414,180
$3.4M
Cap Rate 7%
$2,438,700
$2.4M
Cap Rate 9%
$1,896,767
$1.9M
Market Conditions
NOI Build-Up for 11,392 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
$246.1K $21.60/SF
− Vacancy
−$18.5K −$1.62/SF
EGI
$227.6K $19.98/SF
− OpEx
−$56.9K −$5.00/SF
NOI
$170.7K $14.99/SF
Area
Volusia County, FL
Vacancy
7.50%
Lease Rate
$21.60 /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%
$3,414,180
Cap Rate 7%
$2,438,700
Cap Rate 9%
$1,896,767
Alternative Uses
Best Use
Office B
$2.44M
$2.13M – $2.85M
NOI $170,709 @ 7.0% cap · market cap 5.10%
Second Best
Healthcare Medical
$2.37M
$2.07M – $2.76M
NOI $165,726 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$3.36M
$2.94M – $3.92M
NOI $235,131 @ 7.0% cap · market cap 7.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
373
Businesses Nearby
Explore this area
Business Placement
Demographics for 32117, FL
28,223
Population
14,392
Households
2
Avg Household Size
43
Median Age
21%
College-Educated
90%
High-School Grad
12.0 sq mi
ZIP Area
2,352
Density / Sq Mi
$52,132
Median Household Income
$32,189
Median Earnings
$1,392
Median Rent
$175,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Two prepared pads support office, retail, restaurant, and medical office development.
Where is this commercial land located?
The property is located at 107 & 111 Grand Preserve Way Daytona Beach, FL.
What is the asking price?
The asking price for this property is $3,345,170.
What are key features of this property?
This property features: Building Pad 1: 11,392 SF; Building Pad 2: 6,690 SF; Utilities stubbed with offsite retention provided
