Mixed-Use Property with Restaurant
For Sale
$825,000
15525 Shady Hills Road, Shady Hills, FL 34610
Commercial Sale, Shady Hills, FL
Property Size4,040 SF
Lot Size1.40 Acres
Price / SF$204.21
Days on Market621
Property Features for 15525 Shady Hills Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1
Zoning description
General Commercial
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 4, Bathroom 1, Bathroom 2
Parking features
Parking Lot, Off Street, Driveway
Fencing
Chain Link
Subdivision
Not In Hernando
Directions
From County line road head south, property on the right.
Standard status
Active
Size
4,040 SF
Lot size
1.40 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
2389
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Well
Amenities
front porch
side porch
signage
Building Details
Year built
1985
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Block
Roof type
Metal, Shingle
Listing Agency:
Tropic Shores Realty LLC
(352) 684-7371
Listed By:
Kimberly Armstrong · License #SL3243004
(352) 684-7371
Added: Dec 11, 2024
Changed: Aug 19
Last Checked: Aug 24 at 12:06PM
MLS# 2250402
Copyright © 2026 Hernando County Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property contains 4,040 square feet of improvements with a commercial component suited to restaurant, bar, pizzeria, or bakery/cafe use, along with a private mobile-home residence. The commercial building features block construction, a metal roof, front and side porches, outdoor seating areas, signage, and tile flooring. The residence includes four bedrooms, multiple bathrooms, a fireplace, kitchen cabinetry, indoor laundry, a game room, central heating, and central air.
Set on 1.4 acres in Shady Hills, the property includes a parking lot, driveway, and off-street parking. Outdoor improvements include chain-link fencing, a 24-by-18-foot storage shed, and a 17-by-32-foot fiberglass pool with a waterfall, saltwater system, and cabana. The site is near schools, next to Elsie Park, 3 miles from a new 55+ resort, and 2 miles from another upcoming community. Water is provided by a well, with septic service and water availability noted.
Set on 1.4 acres in Shady Hills, the property includes a parking lot, driveway, and off-street parking. Outdoor improvements include chain-link fencing, a 24-by-18-foot storage shed, and a 17-by-32-foot fiberglass pool with a waterfall, saltwater system, and cabana. The site is near schools, next to Elsie Park, 3 miles from a new 55+ resort, and 2 miles from another upcoming community. Water is provided by a well, with septic service and water availability noted.
Key Highlights
- 4,040 SF of mixed‑use improvements on 1.4 acres
- Commercial component identified for restaurant, bar, pizzeria, or bakery/cafe use
- C1 zoning with parking lot, driveway, and off‑street parking
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
$50,177
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
6.08%
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%
$1,003,540
$1.0M
Cap Rate 7%
$716,814
$716.8K
Cap Rate 9%
$557,522
$557.5K
Market Conditions
NOI Build-Up for 4,040 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
$87.3K $21.60/SF
− Vacancy
−$7.0K −$1.73/SF
EGI
$80.3K $19.87/SF
− OpEx
−$30.1K −$7.45/SF
NOI
$50.2K $12.42/SF
Area
Pasco County, FL
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,003,540
Cap Rate 7%
$716,814
Cap Rate 9%
$557,522
Alternative Uses
Best Use
Mixed Use
$716.8K
$627.2K – $836.3K
NOI $50,177 @ 7.0% cap · market cap 6.08%
Second Best
Specialty Retail
$641.5K
$561.3K – $748.4K
NOI $44,905 @ 7.0% cap · market cap 5.44%
Theoretical Best
Office A
$920.3K
$805.3K – $1.07M
NOI $64,420 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 34610, FL
15,400
Population
6,447
Households
2.4
Avg Household Size
44
Median Age
23%
College-Educated
87%
High-School Grad
68.0 sq mi
ZIP Area
226
Density / Sq Mi
$73,878
Median Household Income
$46,090
Median Earnings
$1,265
Median Rent
$254,100
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?
Mixed-use property - C1-zoned property combines commercial improvements, a private residence, outdoor amenities, and parking on a 1.4-acre site.
Where is this mixed-use property located?
The property is located at 15525 Shady Hills Road Shady Hills, FL.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 4,040 SF of mixed‑use improvements on 1.4 acres; Commercial component identified for restaurant, bar, pizzeria, or bakery/cafe use; C1 zoning with parking lot, driveway, and off‑street parking
