Iconic Bakery and Gift
For Sale
$349,900
1809 CASSAT Avenue, Jacksonville, FL 32210
Turnkey bakery and gift shop with real estate included.
Property Size1,329 SF
Lot Size0.21 Acres
Price / SF$263.28
Days on Market180
Property Features for 1809 CASSAT Avenue
General Information
Standard status
Active
Size
1,329 SF
Lot size
0.21 Acres
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$3,029
Amenities
3
Shingle
Corner Lot.
Corner, City Road.
Building Details
Year Built
1950
Listing Agency:
HERRON REAL ESTATE LLC
(904) 729-4313
Listed By:
CHRIS DEROSA
Source:
Xome
Added: Feb 28
Changed: Aug 23
Last Checked: Aug 26 at 7:13AM
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 HERRON REAL ESTATE LLC
Investment Insights
Based on property information with market context.
This is a turnkey opportunity to own a piece of Jacksonville history with an iconic cookie bakery and gift shop, a local staple for over 38 years. The sale includes the real estate, zoned CCG-1 Retail. The property is a Mid-Century Modern 3/1 home converted into a functional commercial retail space, perfectly positioned on a 0.21-acre corner lot with high-traffic Cassat Avenue road frontage. The sale is fully inclusive of the ongoing business, all physical assets of the business, established goodwill, recipes and a dedicated delivery vehicle. The property has 1329 square feet of space. With its prime location on a bustling city street and a rock-solid reputation, there is significant room for growth and expansion. This is a rare chance to inherit a legacy brand while owning a unique piece of commercial property in a high-visibility corridor.
Key Highlights
- Established, Profitable Business: Turnkey cookie bakery and gift shop with 38+ years of operation, recipes, and goodwill included.
- Prime Commercial Real Estate: CCG‑1 zoned .21‑acre corner lot with high‑traffic Cassat Avenue frontage.
- Fully Inclusive Sale: Includes real estate, business assets, and delivery vehicle.
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
$15,021
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
4.29%
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%
$300,420
$300.4K
Cap Rate 7%
$214,586
$214.6K
Cap Rate 9%
$166,900
$166.9K
Market Conditions
NOI Build-Up for 1,329 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
$23.9K $18.00/SF
− Vacancy
−$2.5K −$1.85/SF
EGI
$21.5K $16.15/SF
− OpEx
−$6.4K −$4.84/SF
NOI
$15.0K $11.30/SF
Area
ZIP 32210
Vacancy
10.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$300,420
Cap Rate 7%
$214,586
Cap Rate 9%
$166,900
Alternative Uses
Best Use
Retail
$214.6K
$187.8K – $250.4K
NOI $15,021 @ 7.0% cap · market cap 4.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$364.1K
$318.6K – $424.8K
NOI $25,485 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
944
Businesses Nearby
28k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 89%
Dining 11%
Circle K
Shops & Services
11,924 visits/mo
0.4 miles
Dollar Tree
Shops & Services
10,038 visits/mo
0.5 miles
Firehouse Subs
Dining
3,074 visits/mo
0.2 miles
Duval Ford
Shops & Services
2,267 visits/mo
0.2 miles
DriveTime Used Cars
Shops & Services
698 visits/mo
0.1 miles
Demographics for 32210, FL
66,415
Population
29,198
Households
2.3
Avg Household Size
37
Median Age
23%
College-Educated
88%
High-School Grad
21.9 sq mi
ZIP Area
3,033
Density / Sq Mi
$58,215
Median Household Income
$36,997
Median Earnings
$1,205
Median Rent
$205,300
Median Home Value
Market
Vacancy Rate% for Retail in Jacksonville, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Turnkey bakery and gift shop with real estate included.
Where is this storefront property located?
The property is located at 1809 CASSAT Avenue Jacksonville, FL.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Established, Profitable Business: Turnkey cookie bakery and gift shop with 38+ years of operation, recipes, and goodwill included.; Prime Commercial Real Estate: CCG‑1 zoned .21‑acre corner lot with high‑traffic Cassat Avenue frontage.; Fully Inclusive Sale: Includes real estate, business assets, and delivery vehicle.
