Corner-Lot Mixed-Use
New
For Sale
$339,000
121 EDDIE ROAD, New Smyrna Beach, FL 32168
A sidewalk along the corner parcel provides pedestrian access for a range of commercial and residential uses.
Property Size1,085 SF
Price / SF$312.44
Days on Market6
Property Features for 121 EDDIE ROAD
General Information
Standard status
Active
Size
1,085 SF
Property subtype
Business
Zoning
1200 - STORE/OFF/RES
Additional Details
Corner Location
Yes
Amenities
sidewalk
Building Details
Year Built
1954
Listing Agency:
THE BARNETT GROUP, INC.
(386) 426-7234
Listed By:
Heather Otero · License #3665594
(904) 687-7876
Source:
Endlesssummerrealty
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 10:01AM
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 THE BARNETT GROUP, INC.
Investment Insights
Based on property information with market context.
This mixed-use property at 121 Eddie Road in New Smyrna Beach was built in 1954. Its stated 1200 - STORE/OFF/RES designation supports a mix of store, office, and residential uses.
The property occupies a corner lot with a sidewalk. The described use possibilities include live-work space, retail, professional offices, a cafe, and personal services.
The property occupies a corner lot with a sidewalk. The described use possibilities include live-work space, retail, professional offices, a cafe, and personal services.
Key Highlights
- 1200 - STORE/OFF/RES designation
- Corner lot with a sidewalk
- Built in 1954
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
$16,259
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
4.80%
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%
$325,180
$325.2K
Cap Rate 7%
$232,271
$232.3K
Cap Rate 9%
$180,656
$180.7K
Market Conditions
NOI Build-Up for 1,085 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
$23.4K $21.60/SF
− Vacancy
−$1.8K −$1.62/SF
EGI
$21.7K $19.98/SF
− OpEx
−$5.4K −$5.00/SF
NOI
$16.3K $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%
$325,180
Cap Rate 7%
$232,271
Cap Rate 9%
$180,656
Alternative Uses
Best Use
Office B
$232.3K
$203.2K – $271.0K
NOI $16,259 @ 7.0% cap · market cap 4.80%
Second Best
Mixed Use
$191.5K
$167.5K – $223.4K
NOI $13,402 @ 7.0% cap · market cap 3.95%
Theoretical Best
Office A
$319.9K
$279.9K – $373.2K
NOI $22,394 @ 7.0% cap · market cap 6.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
Explore this area
Business Placement
Demographics for 32168, FL
30,058
Population
16,439
Households
1.8
Avg Household Size
54
Median Age
31%
College-Educated
93%
High-School Grad
153.9 sq mi
ZIP Area
195
Density / Sq Mi
$72,967
Median Household Income
$41,076
Median Earnings
$1,608
Median Rent
$310,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A sidewalk along the corner parcel provides pedestrian access for a range of commercial and residential uses.
Where is this mixed-use property located?
The property is located at 121 EDDIE ROAD New Smyrna Beach, FL.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: 1200 - STORE/OFF/RES designation; Corner lot with a sidewalk; Built in 1954
