Office Property with Roll-Up
For Sale
Contact for pricing
1094 Flomich Street, Holly Hill, FL 32117
R-5-zoned office property with grandfathered commercial use rights, private offices, parking, and loading or storage access.
Property Size4,292 SF
Price / SF$140
Days on Market103
Property Features for 1094 Flomich Street
General Information
Standard status
Active
Size
4,292 SF
Property subtype
Retail
Zoning
R-5
Building Details
Year Built
1950
Listing Agency:
Coldwell Banker Coast Realty
(386) 212-5373
Listed By:
Adelina Pires · License #SL3641201
Source:
Crexi
Added: May 21
Changed: Aug 29
Last Checked: Aug 31 at 8:09AM
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 Coldwell Banker Coast Realty
Investment Insights
Based on property information with market context.
This 4,292-square-foot office property, built in 1950, includes multiple private offices, a conference room, upgraded flooring, upgraded interior doors, and track lighting. A roll-up door adds practical flexibility for loading or storage, while the property also provides side parking and additional gated parking at the rear. The 640-square-foot canopy awning is an additional exterior feature.
The property is zoned R-5 with grandfathered commercial use rights. Permitted uses are limited to Low Impact Business uses, including professional office applications such as real estate, medical, and similar office-related businesses. The site is located in Flood Zone X. Intended use should be verified with the City of Holly Hill Planning Department before submitting an offer or lease proposal.
The property is zoned R-5 with grandfathered commercial use rights. Permitted uses are limited to Low Impact Business uses, including professional office applications such as real estate, medical, and similar office-related businesses. The site is located in Flood Zone X. Intended use should be verified with the City of Holly Hill Planning Department before submitting an offer or lease proposal.
Key Highlights
- 4,292 SF office property built in 1950
- R‑5 zoning with grandfathered commercial use rights
- 640 sq ft canopy awning
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
$40,424
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
6.73%
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%
$808,480
$808.5K
Cap Rate 7%
$577,486
$577.5K
Cap Rate 9%
$449,156
$449.2K
Market Conditions
NOI Build-Up for 4,292 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
$64.4K $15.00/SF
− Vacancy
−$6.6K −$1.55/SF
EGI
$57.7K $13.46/SF
− OpEx
−$17.3K −$4.04/SF
NOI
$40.4K $9.42/SF
Area
Volusia County, FL
Vacancy
10.30%
Lease Rate
$15.00 /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%
$808,480
Cap Rate 7%
$577,486
Cap Rate 9%
$449,156
Alternative Uses
Best Use
Office B
$918.8K
$804.0K – $1.07M
NOI $64,316 @ 7.0% cap · market cap 10.70%
Second Best
Retail
$577.5K
$505.3K – $673.7K
NOI $40,424 @ 7.0% cap · market cap 6.73%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,587 @ 7.0% cap · market cap 14.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
603
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?
Office units - R-5-zoned office property with grandfathered commercial use rights, private offices, parking, and loading or storage access.
Where is this office units located?
The property is located at 1094 Flomich Street Holly Hill, FL.
What is the asking price?
The asking price for this property is $600,880.
What are key features of this property?
This property features: 4,292 SF office property built in 1950; R‑5 zoning with grandfathered commercial use rights; 640 sq ft canopy awning
