Prime Corner Lots for
For Sale
$329,000
000 Howland Blvd & Bluffview Boulevard, Deltona, FL 32738
Two corner lots ideal for drive-thru near hospital and Amazon.
Property Size2,100 SF
Lot Size0.65 Acres
Price / SF$156.67
Days on Market3936
Property Features for 000 Howland Blvd & Bluffview Boulevard
General Information
Standard status
Active
Size
2,100 SF
Lot size
0.65 Acres
Taxes and HOA fees
Annual Taxes
$1,126
Listing Agency:
deltona lakes realty inc
(386) 574-1401
Listed By:
Carole Arcaro · License #350032
(386) 574-1401
Source:
Exprealty
Added: Nov 11, 2015
Changed: Aug 20
Last Checked: Aug 21 at 11:27AM
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 deltona lakes realty inc
Investment Insights
Based on property information with market context.
These two corner lots offer excellent exposure on Howland Boulevard, Bluffview Circle, and Maureen Drive, making them ideal for a drive-thru or fast-food restaurant. A holding lane is present on Howland Boulevard. Volusia County recently closed on a nearby corner lot at Howland Boulevard and Providence to create a left turn lane from Howland to Providence. Howland Boulevard has been expanded to four lanes from I-4 to Elkcam Boulevard in Deltona. The property is conveniently located minutes from the new hospital, the I-4 Howland exit, and Amazon. A potential layout has been drafted, showcasing setbacks, a long, narrow building footprint, parking, a 2,100 sq ft building, an 8-car holding lane, and 12 parking spaces. The site is near Deltona's hospital on Howland and I-4, across from Winn-Dixie, and close to sewer and water access. The property features a direct turning lane from Howland and excellent panoramic double corner exposure. It offers approximately 260 feet of frontage on the busy, newly five-laned Howland Boulevard, along with approximately 118 feet fronting Bluffview Circle and Maureen Drive. The location is near Deltona's new hospital and Amazon distribution center. A new right turn lane is being installed 200 feet away at Providence and Howland. The property is situated in a great area for investment, near a college, the City of Deltona, Catalina Point Apartments, and the Deltona Community Center. The owner may consider terms.
Key Highlights
- Prime location for a drive‑thru business; the layout is designed for a 2,100 sq ft building, 8‑car holding lane, and 12 parking spaces with existing holding lane on Howland Blvd.
- Two corner lots totaling .65 acres with excellent exposure on three streets, including 260 +/- feet on Howland Blvd.
- Located on Howland Blvd, which has been expanded to 5 lanes, ensuring high traffic volume.
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
$19,779
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
6.01%
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%
$395,580
$395.6K
Cap Rate 7%
$282,557
$282.6K
Cap Rate 9%
$219,767
$219.8K
Market Conditions
NOI Build-Up for 2,100 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
$31.5K $15.00/SF
− Vacancy
−$3.2K −$1.55/SF
EGI
$28.3K $13.46/SF
− OpEx
−$8.5K −$4.04/SF
NOI
$19.8K $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%
$395,580
Cap Rate 7%
$282,557
Cap Rate 9%
$219,767
Alternative Uses
Best Use
Specialty Retail
$455.6K
$398.6K – $531.5K
NOI $31,889 @ 7.0% cap · market cap 9.69%
Second Best
Retail
$282.6K
$247.2K – $329.7K
NOI $19,779 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$619.2K
$541.8K – $722.4K
NOI $43,344 @ 7.0% cap · market cap 13.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
76
Businesses Nearby
Explore this area
Business Placement
Demographics for 32738, FL
47,284
Population
16,965
Households
2.8
Avg Household Size
40
Median Age
18%
College-Educated
91%
High-School Grad
25.8 sq mi
ZIP Area
1,833
Density / Sq Mi
$76,394
Median Household Income
$39,348
Median Earnings
$1,608
Median Rent
$257,700
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?
Drive through restaurant - Two corner lots ideal for drive-thru near hospital and Amazon.
Where is this drive through restaurant located?
The property is located at 000 Howland Blvd & Bluffview Boulevard Deltona, FL.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Prime location for a drive‑thru business; the layout is designed for a 2,100 sq ft building, 8‑car holding lane, and 12 parking spaces with existing holding lane on Howland Blvd.; Two corner lots totaling .65 acres with excellent exposure on three streets, including 260 +/- feet on Howland Blvd.; Located on Howland Blvd, which has been expanded to 5 lanes, ensuring high traffic volume.
