Highway Commercial Investment
For Sale
$3,500,000
4137 COUNTY ROAD 106, Oxford, FL 34484
Investment property near The Villages with space available for lease.
Property Size14,400 SF
Price / SF$243.06
Days on Market473
Property Features for 4137 COUNTY ROAD 106
General Information
Standard status
Active
Size
14,400 SF
Taxes and HOA fees
Annual Taxes
$26,153
Building Details
Year Built
2006
Listing Agency:
AKIN REALTY COMPANY
Listed By:
FRAN DANN-AKIN
Source:
Corcoran
Added: May 20, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 AKIN REALTY COMPANY
Investment Insights
Based on property information with market context.
This investment property features buildings with partial space available for lease, strategically located to serve The Villages 55+ community. Situated between The Villages Highway 301 and Highway 466 corridors, the property is adjacent to a municipal recreation park. It benefits from dedicated ample parking. The surrounding area includes retailers such as WaWa, Aldi Foods, Walmart, McDonalds, Steak 'n Shake, Costco, HomeGoods, Hobby Lobby, and Fresh Market, as well as medical facilities like a surgery center, Oxford Professional Medical Park, and multiple continuing care facilities. The property, built in 2006, is zoned CH (Highway Commercial) and comprises a total of 14,400 square feet on 1.84 acres. Leaf Plaza serves a population of approximately 83,000 within a 5-mile radius. Building 1 (4127-4137) offers 12,400 square feet with a flexible floor plan that can be divided or expanded into spaces of 1860, 1980, 2460, or 10,000 square feet; it also includes an existing long-term tenant occupying 1500 square feet. Building 2 (4125) is a 2,000 square foot stand-alone building that is fully leased.
Key Highlights
- Strategic Location: Serves The Villages, the world's largest 55+ community.
- High‑Traffic Area: Located between Hwy 301 and Hwy 466 corridors, adjacent to a busy Municipal Recreation Park.
- Investment Opportunity: Buildings for sale with partial space available for lease.
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
$162,752
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%
$3,255,040
$3.3M
Cap Rate 7%
$2,325,029
$2.3M
Cap Rate 9%
$1,808,356
$1.8M
Market Conditions
NOI Build-Up for 14,400 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
$259.2K $18.00/SF
− Vacancy
−$26.7K −$1.85/SF
EGI
$232.5K $16.15/SF
− OpEx
−$69.8K −$4.84/SF
NOI
$162.8K $11.30/SF
Area
Sumter 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%
$3,255,040
Cap Rate 7%
$2,325,029
Cap Rate 9%
$1,808,356
Alternative Uses
Best Use
Retail
$2.33M
$2.03M – $2.71M
NOI $162,752 @ 7.0% cap · market cap 4.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.12M
$3.61M – $4.81M
NOI $288,576 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
398
Businesses Nearby
339k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 35%
Shops & Services 29%
Dining 25%
Groceries 7%
Walmart
Superstores
119,279 visits/mo
0.2 miles
Wawa
Shops & Services
50,686 visits/mo
0.3 miles
McDonald's
Dining
26,018 visits/mo
0.2 miles
Aldi
Groceries
22,094 visits/mo
0.3 miles
Goodwill
Apparel
13,946 visits/mo
0.2 miles
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Investment property - Investment property near The Villages with space available for lease.
Where is this investment property located?
The property is located at 4137 COUNTY ROAD 106 Oxford, FL.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Strategic Location: Serves The Villages, the world's largest 55+ community.; High‑Traffic Area: Located between Hwy 301 and Hwy 466 corridors, adjacent to a busy Municipal Recreation Park.; Investment Opportunity: Buildings for sale with partial space available for lease.
