Building Details

Building Size 2,547 SF

Year Built 1947

Listing Agency: WEICHERT REALTORS HALLMARK PRO j***@msn.com Show Phone

Listed By: Jeff Jacobson · License #605309 Show Phone

Source: Elliman

Added: Aug 17 Changed: Aug 18 Last Checked: Aug 18 at 7:30AM

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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 WEICHERT REALTORS HALLMARK PRO

Investment Insights

Based on property information with market context.

Built in 1947, this mixed-use property combines an operating BBQ restaurant with three residential rental units. Restaurant furniture, fixtures, and equipment convey with the sale, supporting continued restaurant use or a transition to another commercial format identified in the property information, including retail or office use.

The residential component provides three rental units alongside the commercial space. Existing leases either run through January 2027 or continue month to month, creating different lease timelines across the property. The address is 17436 7TH in Montverde, Florida. WalkScore is 0 and BikeScore is 21, indicating a car-dependent setting with some bike accessibility.

Key Highlights

• Mixed‑use property with an existing BBQ restaurant
• Three residential rental units included
• Restaurant FF&E conveys with the sale

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

$39,693

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

5.02%

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%

$793,860 $793.9K

Cap Rate 7%

$567,043 $567.0K

Cap Rate 9%

$441,033 $441.0K

Market Conditions

NOI Build-Up for 2,547 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

$55.0K $21.60/SF

− Vacancy

−$2.1K −$0.82/SF

EGI

$52.9K $20.78/SF

− OpEx

−$13.2K −$5.19/SF

NOI

$39.7K $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%

$793,860

Cap Rate 7%

$567,043

Cap Rate 9%

$441,033

Alternative Uses

Best Use

Specialty Retail

$567.0K

$496.2K – $661.6K (±1% cap)

NOI $39,693 @ 7.0% cap · market cap 5.02%

Second Best

Mixed Use

$480.3K

$420.3K – $560.3K (±1% cap)

NOI $33,620 @ 7.0% cap · market cap 4.26%

Theoretical Best

Office A

$724.8K

$634.2K – $845.6K (±1% cap)

NOI $50,736 @ 7.0% cap · market cap 6.42%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Willie's Bar-b-que Restaurant

Suggested Use

Top Pick Building Supply Restaurant Auto Repair Shop Law Firm Hair Salon Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

171

Businesses Nearby

Explore this area Business Placement

Demographics for 34756, FL

3,985

Population

1,515

Households

2.6

Avg Household Size

44

Median Age

34%

College-Educated

93%

High-School Grad

9.1 sq mi

ZIP Area

438

Density / Sq Mi

$124,495

Median Household Income

$53,652

Median Earnings

$1,449

Median Rent

$535,900

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Existing restaurant improvements accompany three residential rental units in a flexible mixed-use property.

Where is this mixed-use property located?

The property is located at 17436 7TH Montverde, FL.

What is the asking price?

The asking price for this property is $790,000.

What are key features of this property?

This property features: Mixed‑use property with an existing BBQ restaurant; Three residential rental units included; Restaurant FF&E conveys with the sale