Mixed-Use Property with
For Sale
$825,000
15525 & 15527 Shady Hills Road, Spring Hill, FL 34610
CommercialSale, Spring Hill, FL
Property Size2,000 SF
Lot Size1.40 Acres
Price / SF$412.50
Days on Market616
Property Features for 15525 & 15527 Shady Hills Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Out of County
Parking features
Parking Lot
Subdivision
Not on List
Lot features
Acreage
Directions
From County line road head south, property on the right.
Standard status
Active
APN
24-24-17-0000-00200-0014
Lot size
1.40 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
2389
Utilities
Sewer type
Septic Tank
Cooling system
Central Air
Water source
Well
Amenities
front porch
side porch
Building Details
Year built
1985
Floors in Building
1
Flooring type
Tile
Building materials
Block, Concrete, ModularPrefab
Roof type
Asphalt, Shingle
Listing Agency:
Tropic Shores Realty
(352) 503-4780
Listed By:
Dan Dempsey · License #706738
(813) 843-5757
Added: Dec 16, 2024
Changed: Aug 23
Last Checked: Aug 24 at 12:06AM
MLS# 839683
Copyright © 2026 REALTORS Association of Citrus County, 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 combines a 2,000-square-foot commercial building with a separate 2,000-square-foot mobile home on 1.4 acres. The commercial space is described for restaurant, bar, pizzeria, or bakery/cafe use and includes a metal roof, front and side porches, outdoor seating areas, signage, and a large parking lot. The residence has tile flooring, a wood-burning fireplace, updated kitchen appliances, indoor laundry, a game room, four bedrooms, and three additional walk-in closets. A 17-by-32-foot fiberglass pool with waterfall and saltwater system accompanies the home, along with a cabana, screened rear porch, additional porch space, and a 24-by-18-foot storage shed. The grounds are fully fenced. The property uses well water and a septic tank, with central air and block, concrete, and modular construction materials identified. It is located near Elsie Park, schools, an upcoming community, and a 55+ resort.
Key Highlights
- 2,000‑square‑foot commercial space paired with a separate 2,000‑square‑foot mobile home
- 1.4‑acre property with a large parking lot and fully fenced grounds
- Commercial building includes front and side porches, outdoor seating, signage, and a metal roof
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
$28,519
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
3.46%
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%
$570,380
$570.4K
Cap Rate 7%
$407,414
$407.4K
Cap Rate 9%
$316,878
$316.9K
Market Conditions
NOI Build-Up for 2,000 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
$40.8K $20.40/SF
− Vacancy
−$2.8K −$1.39/SF
EGI
$38.0K $19.01/SF
− OpEx
−$9.5K −$4.75/SF
NOI
$28.5K $14.26/SF
Area
Spring Hill, FL
Vacancy
6.80%
Lease Rate
$20.40 /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%
$570,380
Cap Rate 7%
$407,414
Cap Rate 9%
$316,878
Alternative Uses
Best Use
Specialty Retail
$407.4K
$356.5K – $475.3K
NOI $28,519 @ 7.0% cap · market cap 3.46%
Second Best
Mixed Use
$358.7K
$313.9K – $418.5K
NOI $25,110 @ 7.0% cap · market cap 3.04%
Theoretical Best
Office A
$639.4K
$559.5K – $746.0K
NOI $44,761 @ 7.0% cap · market cap 5.43%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Combined commercial and residential improvements include outdoor seating, a private pool, fenced grounds, and a dedicated parking area.
Where is this mixed-use property located?
The property is located at 15525 & 15527 Shady Hills Road Spring Hill, 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: 2,000‑square‑foot commercial space paired with a separate 2,000‑square‑foot mobile home; 1.4‑acre property with a large parking lot and fully fenced grounds; Commercial building includes front and side porches, outdoor seating, signage, and a metal roof
