Mixed-Use Property with Restaurant
For Sale
$825,000
15525 & 15527 SHADY HILLS Road, Shady Hills, FL 34610
Commercial Sale, SHADY HILLS, FL
Property Size3,040 SF
Lot Size1.40 Acres
Price / SF$271.38
Days on Market622
Property Features for 15525 & 15527 SHADY HILLS Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Appliances
Dishwasher
Lot features
Paved
Directions
From County line road head south, property on the right.
Subdivision
34610 - Spring Hl/Brooksville/Shady Hls/WeekiWachee
Standard status
Active
APN
24-24-17-0000-00200-0014
Size
3,040 SF
Lot size
1.40 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
NORTH 165.67 FT OF EAST 394.24 FT OF S1/2 OF S1/4 OF NE1/4 EXC ELY 25.00 FT THEREOF OR 4420 PG 1545
Tax Annual Amount
2389
Legal Description
NORTH 165.67 FT OF EAST 394.24 FT OF S1/2 OF S1/4 OF NE1/4 EXC ELY 25.00 FT THEREOF OR 4420 PG 1545
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Well
Building Details
Year built
1985
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle, Metal
Additional Structures
Storage
Listing Agency:
TROPIC SHORES REALTY LLC
(352) 684-7371
Listed By:
Dan Dempsey · License #706738
(813) 843-5757
Added: Dec 11, 2024
Changed: Aug 24
Last Checked: Aug 25 at 7:06AM
MLS# W7870605
Copyright © 2026 Stellar MLS. 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 includes a commercial space configured for restaurant-oriented uses, along with a separate private mobile home positioned at the rear of the site. The commercial building features a metal roof, front and side porches, signage, outdoor seating areas, and a large parking lot. The residence includes ceramic tile flooring, a wood-burning fireplace, modern kitchen cabinetry, indoor laundry, a game room, four bedrooms, and walk-in closet areas. Additional improvements include a screened rear porch, a fully fenced yard, a 24x18 storage shed, and a 17x32 fiberglass pool with a waterfall, salt water system, and cabana.
The property encompasses 1.4 acres and is zoned C-1. It is located next to Elsie Park, near schools, 3 miles from a new 55+ resort, and 2 miles from another upcoming community. The site is served by a well and septic tank, with central heating and central air.
The property encompasses 1.4 acres and is zoned C-1. It is located next to Elsie Park, near schools, 3 miles from a new 55+ resort, and 2 miles from another upcoming community. The site is served by a well and septic tank, with central heating and central air.
Key Highlights
- 1.4‑acre mixed‑use property with C‑1 zoning
- Commercial building with metal roof, front and side porches, signage, outdoor seating, and large parking lot
- Separate private mobile home with four bedrooms, game room, fireplace, and modern kitchen
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
$37,757
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
4.58%
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%
$755,140
$755.1K
Cap Rate 7%
$539,386
$539.4K
Cap Rate 9%
$419,522
$419.5K
Market Conditions
NOI Build-Up for 3,040 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
$65.7K $21.60/SF
− Vacancy
−$5.3K −$1.73/SF
EGI
$60.4K $19.87/SF
− OpEx
−$22.7K −$7.45/SF
NOI
$37.8K $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%
$755,140
Cap Rate 7%
$539,386
Cap Rate 9%
$419,522
Alternative Uses
Best Use
Mixed Use
$539.4K
$472.0K – $629.3K
NOI $37,757 @ 7.0% cap · market cap 4.58%
Second Best
Specialty Retail
$482.7K
$422.4K – $563.2K
NOI $33,790 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$692.5K
$605.9K – $807.9K
NOI $48,475 @ 7.0% cap · market cap 5.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
42
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C-1 property combines a commercial building, private mobile home, pool, porches, and substantial outdoor areas on 1.4 acres.
Where is this mixed-use property located?
The property is located at 15525 & 15527 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: 1.4‑acre mixed‑use property with C‑1 zoning; Commercial building with metal roof, front and side porches, signage, outdoor seating, and large parking lot; Separate private mobile home with four bedrooms, game room, fireplace, and modern kitchen
