Shopping Center with
For Sale
Contact for pricing
Pending
12302 Roper Boulevard, Clermont, FL 34711
Retail center anchored by Trustco Bank with drive-thru, positioned off US 27 corridor with high daily vehicle exposure.
Property Size9,460 SF
Lot Size1.28 Acres
Days on Market96
Property Features for 12302 Roper Boulevard
General Information
Standard status
Pending
Size
9,460 SF
Class
A
Lot size
1.28 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$214,223
Site & Location
Traffic Count
64,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Cap Rate
7.36%
Building Details
Year Built
2006
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Marcus & Millichap - Orlando
Listed By:
Tarek Chbeir · License #SL3449535
(407) 557-3834
Source:
Crexi
Added: Jun 3
Changed: Aug 31
Last Checked: Aug 31 at 8:53AM
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 Marcus & Millichap - Orlando
Investment Insights
Based on property information with market context.
Spring Valley Shoppes is a well-maintained retail shopping center constructed in 2006 on a 1.28-acre parcel. The property includes a drive-thru component through its Trustco Bank anchor and presents multiple retail spaces, including Unit 101 and Unit 106, each with opportunities to adjust lease structure. The offering is described as a stabilized investment, with a stated 3.5% submarket vacancy per CoStar and market rental rates averaging approximately $31.26 PSF compared to current submarket rents of $25.75 PSF.
The center is positioned directly off US Highway 27, with reported exposure to more than 64,000 vehicles per day. Spring Valley Shoppes is shadow-anchored by Kohl’s and anchored by Trustco Bank, supporting consistent daily traffic generation. The immediate tenant mix and surrounding retail environment include major national retailers such as Walmart Supercenter, BJ’s Wholesale Club, Aldi, Planet Fitness, Sky Zone, Chick-fil-A, RaceTrac, TJ Maxx, Ross, Michaels, Dollar Tree, Bath & Body Works, Olive Garden, Buffalo Wild Wings, and JCPenney.
For prospective owners or operators, the investment narrative centers on lease optimization, including converting Unit 101 to an NNN structure and moving Unit 106 to a full NNN lease structure with no expense caps, as described in the remarks. The materials also include stated projected cap rates for Year 1 and Year 2 based on in-place operations.
The center is positioned directly off US Highway 27, with reported exposure to more than 64,000 vehicles per day. Spring Valley Shoppes is shadow-anchored by Kohl’s and anchored by Trustco Bank, supporting consistent daily traffic generation. The immediate tenant mix and surrounding retail environment include major national retailers such as Walmart Supercenter, BJ’s Wholesale Club, Aldi, Planet Fitness, Sky Zone, Chick-fil-A, RaceTrac, TJ Maxx, Ross, Michaels, Dollar Tree, Bath & Body Works, Olive Garden, Buffalo Wild Wings, and JCPenney.
For prospective owners or operators, the investment narrative centers on lease optimization, including converting Unit 101 to an NNN structure and moving Unit 106 to a full NNN lease structure with no expense caps, as described in the remarks. The materials also include stated projected cap rates for Year 1 and Year 2 based on in-place operations.
Key Highlights
- Spring Valley Shoppes retail center built in 2006 on a 1.28‑acre parcel
- Shadow‑anchored by Kohl’s and anchored by Trustco Bank with drive‑thru
- Located directly off US Highway 27 with exposure to over 64,000 vehicles per day
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
$147,428
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
4.76%
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%
$2,948,560
$2.9M
Cap Rate 7%
$2,106,114
$2.1M
Cap Rate 9%
$1,638,089
$1.6M
Market Conditions
NOI Build-Up for 9,460 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
$204.3K $21.60/SF
− Vacancy
−$7.8K −$0.82/SF
EGI
$196.6K $20.78/SF
− OpEx
−$49.1K −$5.19/SF
NOI
$147.4K $15.58/SF
Area
Lake County, FL
Vacancy
3.80%
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%
$2,948,560
Cap Rate 7%
$2,106,114
Cap Rate 9%
$1,638,089
Alternative Uses
Best Use
Specialty Retail
$2.11M
$1.84M – $2.46M
NOI $147,428 @ 7.0% cap · market cap 4.76%
Second Best
Retail
$1.60M
$1.40M – $1.87M
NOI $111,925 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$2.69M
$2.36M – $3.14M
NOI $188,443 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
64,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
457
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 34711, FL
67,980
Population
28,127
Households
2.4
Avg Household Size
45
Median Age
36%
College-Educated
95%
High-School Grad
39.2 sq mi
ZIP Area
1,734
Density / Sq Mi
$88,474
Median Household Income
$46,456
Median Earnings
$1,817
Median Rent
$369,900
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?
Shopping center - Retail center anchored by Trustco Bank with drive-thru, positioned off US 27 corridor with high daily vehicle exposure.
Where is this shopping center located?
The property is located at 12302 Roper Boulevard Clermont, FL.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: Spring Valley Shoppes retail center built in 2006 on a 1.28‑acre parcel; Shadow‑anchored by Kohl’s and anchored by Trustco Bank with drive‑thru; Located directly off US Highway 27 with exposure to over 64,000 vehicles per day
