Country Grocery
For Sale
$2,500,000
Pending
12859 Sw State Rd 45 Archer, Archer, FL 32618
Established grocery property with commercial zoning, a parking lot, and state-road access.
Property Size17,672 SF
Days on Market51
Property Features for 12859 Sw State Rd 45 Archer
General Information
Standard status
Pending
Size
17,672 SF
Zoning
Commercial
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$20,597
Amenities
Vinyl
2
1
true
Building Only, Building & Land
Cleared
Public
2.88
772-569-3985
false
Parking Lot
State Road
17672
Building Details
Building Size
17,672 SF
Year Built
1978
Listing Agency:
(321) 800-4656
Listed By:
Alexis Jones
(321) 800-4656
Source:
Curriproperties
Added: Jul 10
Changed: Aug 29
Last Checked: Aug 29 at 7:09PM
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 Alexis Jones
Investment Insights
Based on property information with market context.
This grocery and convenience store property includes the building and land on a cleared 2.88-acre site. The improvements contain 17,672 square feet and were built in 1978, providing an established retail setting for continued grocery operations. Vinyl interior finishes and a parking lot are also identified.
Located at 12859 SW State Road 45 in Archer, Florida, the property fronts a state road and serves a community-oriented retail use. Commercial zoning supports the existing grocery format, while the combination of land, building, and on-site parking creates a consolidated operating property.
Located at 12859 SW State Road 45 in Archer, Florida, the property fronts a state road and serves a community-oriented retail use. Commercial zoning supports the existing grocery format, while the combination of land, building, and on-site parking creates a consolidated operating property.
Key Highlights
- 17,672‑square‑foot grocery and convenience store property
- Building and land included on a cleared 2.88‑acre site
- Commercial zoning
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
$210,421
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
8.42%
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%
$4,208,420
$4.2M
Cap Rate 7%
$3,006,014
$3.0M
Cap Rate 9%
$2,338,011
$2.3M
Market Conditions
NOI Build-Up for 17,672 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
$296.9K $16.80/SF
− Vacancy
−$16.3K −$0.92/SF
EGI
$280.6K $15.88/SF
− OpEx
−$70.1K −$3.97/SF
NOI
$210.4K $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%
$4,208,420
Cap Rate 7%
$3,006,014
Cap Rate 9%
$2,338,011
Alternative Uses
Best Use
Specialty Retail
$3.01M
$2.63M – $3.51M
NOI $210,421 @ 7.0% cap · market cap 8.42%
Second Best
Retail
$2.76M
$2.41M – $3.21M
NOI $192,874 @ 7.0% cap · market cap 7.71%
Theoretical Best
Office A
$4.46M
$3.90M – $5.20M
NOI $311,861 @ 7.0% cap · market cap 12.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32618, FL
7,183
Population
3,561
Households
2
Avg Household Size
44
Median Age
27%
College-Educated
92%
High-School Grad
92.0 sq mi
ZIP Area
78
Density / Sq Mi
$52,176
Median Household Income
$39,625
Median Earnings
$1,064
Median Rent
$195,000
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?
Grocery and convenience store - Established grocery property with commercial zoning, a parking lot, and state-road access.
Where is this grocery and convenience store located?
The property is located at 12859 Sw State Rd 45 Archer Archer, FL.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 17,672‑square‑foot grocery and convenience store property; Building and land included on a cleared 2.88‑acre site; Commercial zoning
