Retail Strip Center Near
For Sale
$2,500,000
235 N Amelia Ave, Deland, FL 32724
Retail strip center near Stetson University with value-add potential.
Property Size12,845 SF
Price / SF$194.63
Days on Market275
Property Features for 235 N Amelia Ave
General Information
Standard status
Active
Size
12,845 SF
Property subtype
Retail
Building Details
Building Size
12,845 SF
Listing Agency:
SVN | Alliance Commercial Real Estate Advisors
(386) 295-9676
Listed By:
Patrick M. Opalewski, CCIM · License #FL #BK3042967
Source:
Svn
Added: Nov 21, 2025
Changed: Aug 20
Last Checked: Aug 23 at 3:15AM
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.
Amelia Plaza is a 12,800 square foot retail strip center situated on Amelia Avenue, adjacent to Stetson University and within walking distance of the Volusia County Courthouse. The property is 94% occupied, featuring a diverse tenant mix. The location benefits from a strong daytime population, with over 17,000 people within a 1-mile radius, contributing to consistent consumer traffic. The property is located in Deland, FL. The property is offered at a 7.47% Cap Rate and has value-add potential.
Key Highlights
- Strategically located next to Stetson University, providing high visibility and consistent consumer traffic.
- High occupancy rate (94%) with a diverse and well‑balanced tenant mix.
- Strong daytime population (over 17,000 within 1‑mile).
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
$120,981
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
4.84%
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%
$2,419,620
$2.4M
Cap Rate 7%
$1,728,300
$1.7M
Cap Rate 9%
$1,344,233
$1.3M
Market Conditions
NOI Build-Up for 12,845 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
$192.7K $15.00/SF
− Vacancy
−$19.8K −$1.55/SF
EGI
$172.8K $13.46/SF
− OpEx
−$51.8K −$4.04/SF
NOI
$121.0K $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%
$2,419,620
Cap Rate 7%
$1,728,300
Cap Rate 9%
$1,344,233
Alternative Uses
Best Use
Retail
$1.73M
$1.51M – $2.02M
NOI $120,981 @ 7.0% cap · market cap 4.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.79M
$3.31M – $4.42M
NOI $265,121 @ 7.0% cap · market cap 10.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,776
Businesses Nearby
101k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 47%
Dining 38%
Home Improvements & Furnishings 10%
Hotels & Casinos 5%
Checkers
Dining
9,003 visits/mo
0.4 miles
Shell
Shops & Services
9,000 visits/mo
0.3 miles
Firehouse Subs
Dining
8,924 visits/mo
0.3 miles
7-Eleven
Shops & Services
8,567 visits/mo
0.3 miles
Bank of America
Shops & Services
8,421 visits/mo
0.3 miles
Demographics for 32724, FL
40,559
Population
18,555
Households
2.2
Avg Household Size
45
Median Age
31%
College-Educated
92%
High-School Grad
83.8 sq mi
ZIP Area
484
Density / Sq Mi
$72,729
Median Household Income
$41,204
Median Earnings
$1,184
Median Rent
$283,100
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?
Strip mall - Retail strip center near Stetson University with value-add potential.
Where is this strip mall located?
The property is located at 235 N Amelia Ave Deland, FL.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Strategically located next to Stetson University, providing high visibility and consistent consumer traffic.; High occupancy rate (94%) with a diverse and well‑balanced tenant mix.; Strong daytime population (over 17,000 within 1‑mile).
