LPGA Boulevard Corridor Office
For Sale
$1,237,650
107 & 111 Grand Preserve Way, Daytona Beach, FL 32117
Office/Retail building pads for sale with completed utilities and parking.
Property Size11,392 SF
Price / SF$108.64
Days on Market265
Property Features for 107 & 111 Grand Preserve Way
General Information
Standard status
Active
Size
11,392 SF
Property subtype
Office-Pad
Building Details
Year Built
2022
Listing Agency:
SVN | Alliance Commercial Real Estate Advisors
(386) 295-5723
Listed By:
John W. Trost, CCIM · License #FL #BK-0160420
(386) 295-5723
Source:
Svn
Added: Nov 21, 2025
Changed: Jul 6
Last Checked: Aug 13 at 4:20AM
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.
Office and retail building pads are available for sale in the Grand Preserve along the LPGA Boulevard Corridor. The property features offsite retention, stubbed utilities, completed parking area landscaping, and a completed parking area. Building plans are available, and the site is ready to pull permits. Building Pad 1 offers 11,392 square feet, while Building Pad 2 provides 6,690 square feet. Permitted zoning uses include medical offices, professional offices, restaurants without drive-thrus, and retail sales. A condo association has been formed. The property is located at the northeast corner of LPGA Boulevard and Grand Preserve Way, just east of Clyde Morris Boulevard. It provides convenient access to Ormond Beach, Interstate 95, AdventHealth Daytona Beach Hospital, Twin Lakes Medical Center, Tanger Outlets, and Tomoka Town Center. The site is approximately 3.8 miles from Granada Boulevard, 1.9 miles from Interstate 95, and 2.3 miles from AdventHealth Daytona Beach Hospital.
Key Highlights
- Ready to pull permits, accelerating the development process.
- Utilities stubbed and parking area completed, reducing initial development costs.
- Located in the Grand Preserve | LPGA Boulevard Corridor, a high‑traffic area.
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
$107,296
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
8.67%
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%
$2,145,920
$2.1M
Cap Rate 7%
$1,532,800
$1.5M
Cap Rate 9%
$1,192,178
$1.2M
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
$170.9K $15.00/SF
− Vacancy
−$17.6K −$1.55/SF
EGI
$153.3K $13.46/SF
− OpEx
−$46.0K −$4.04/SF
NOI
$107.3K $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%
$2,145,920
Cap Rate 7%
$1,532,800
Cap Rate 9%
$1,192,178
Alternative Uses
Best Use
Office B
$2.44M
$2.13M – $2.85M
NOI $170,709 @ 7.0% cap · market cap 13.79%
Second Best
Retail
$1.53M
$1.34M – $1.79M
NOI $107,296 @ 7.0% cap · market cap 8.67%
Theoretical Best
Office A
$3.36M
$2.94M – $3.92M
NOI $235,131 @ 7.0% cap · market cap 19.00%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Office/Retail building pads for sale with completed utilities and parking.
Where is this office units 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 $1,237,650.
What are key features of this property?
This property features: Ready to pull permits, accelerating the development process.; Utilities stubbed and parking area completed, reducing initial development costs.; Located in the Grand Preserve | LPGA Boulevard Corridor, a high‑traffic area.
