Island Grove Retail/Restaurant
For Sale
$499,000
21848 S County Road 325, Hawthorne, FL 32640
Class A retail/restaurant space with high-end finishes and outdoor areas.
Property Size2,440 SF
Lot Size1.59 Acres
Price / SF$204.51
Days on Market866
Property Features for 21848 S County Road 325
General Information
Standard status
Active
Size
2,440 SF
Lot size
1.59 Acres
Taxes and HOA fees
Annual Taxes
$5,461
Listing Agency:
wiechens realty inc
(352) 622-3214
Listed By:
Sandon Wiechens · License #BK614535
(352) 622-3214
Source:
Exprealty
Added: Apr 10, 2024
Changed: Aug 20
Last Checked: Aug 22 at 11:59AM
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 wiechens realty inc
Investment Insights
Based on property information with market context.
Located in Island Grove, Alachua County, this 2,440 square foot retail/restaurant space includes an additional 2,352 square feet of covered porches and expansive outdoor areas. The property is zoned BH, which allows for a wide range of uses in Alachua County. The Class A space features high-end finishes throughout. Ample paved areas and parking are available, with a scenic entrance off Hwy 301 via S County Rd 25. The interior features a spacious open area, private offices, storage rooms, a fully-equipped kitchen/break room, and a stylish counter/bar area with services. A large fireplace creates an inviting atmosphere. The property offers excellent exposure along Highway 301 and is conveniently positioned near Ocala, Gainesville, Jacksonville, and other surrounding areas, providing accessibility for locals and tourists. The 1.59-acre site includes a well and septic system. The property is suited for restaurant or retail use.
Key Highlights
- High‑visibility location on Highway 301, ensuring maximum exposure.
- Class A space with high‑end finishes throughout.
- Substantial space: 2,440 sq ft interior plus 2,352 sq ft of covered porches and outdoor areas.
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
$29,053
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
5.82%
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%
$581,060
$581.1K
Cap Rate 7%
$415,043
$415.0K
Cap Rate 9%
$322,811
$322.8K
Market Conditions
NOI Build-Up for 2,440 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
$41.0K $16.80/SF
− Vacancy
−$2.3K −$0.92/SF
EGI
$38.7K $15.88/SF
− OpEx
−$9.7K −$3.97/SF
NOI
$29.1K $11.91/SF
Area
Alachua County, FL
Vacancy
5.50%
Lease Rate
$16.80 /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%
$581,060
Cap Rate 7%
$415,043
Cap Rate 9%
$322,811
Alternative Uses
Best Use
Specialty Retail
$415.0K
$363.2K – $484.2K
NOI $29,053 @ 7.0% cap · market cap 5.82%
Second Best
Retail
$380.4K
$332.9K – $443.8K
NOI $26,630 @ 7.0% cap · market cap 5.34%
Theoretical Best
Office A
$615.1K
$538.2K – $717.7K
NOI $43,059 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32640, FL
10,281
Population
5,353
Households
1.9
Avg Household Size
51
Median Age
14%
College-Educated
84%
High-School Grad
187.7 sq mi
ZIP Area
55
Density / Sq Mi
$58,727
Median Household Income
$35,833
Median Earnings
$959
Median Rent
$153,600
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?
Restaurant - Class A retail/restaurant space with high-end finishes and outdoor areas.
Where is this restaurant located?
The property is located at 21848 S County Road 325 Hawthorne, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: High‑visibility location on Highway 301, ensuring maximum exposure.; Class A space with high‑end finishes throughout.; Substantial space: **2,440 sq ft interior plus 2,352 sq ft of covered porches and outdoor areas.**
