Mixed-Use Site with Multiple
For Sale
$1,300,000
1945 S Us Highway 441, Lady Lake, FL 32159
Fenced property combines commercial, residential, workshop, and billboard improvements.
Property Size4,512 SF
Price / SF$288.12
Days on Market49
Property Features for 1945 S Us Highway 441
General Information
Standard status
Active
Size
4,512 SF
Taxes and HOA fees
Annual Taxes
$3,565
Listing Agency:
CARLINO REAL ESTATE GROUP INC
(407) 443-5491
Listed By:
Jonathan Martin · License #SL3402836
(407) 443-5491
Source:
Exprealty
Added: Jun 23
Changed: Aug 10
Last Checked: Aug 10 at 2:35AM
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 CARLINO REAL ESTATE GROUP INC
Investment Insights
Based on property information with market context.
This 1.55 +/- acre mixed-use property comprises three separate parcels enclosed by fencing. Improvements include a commercial building, three residential buildings, a substantial pole barn/workshop, and an income-producing billboard positioned along Highway 441. The combination of commercial and residential structures creates a varied existing-use profile.
Approximately 240 feet of Highway 441 frontage places the site along a roadway reporting an Annual Average Daily Traffic count of 31,500. The property is across from active and planned residential and commercial developments and is minutes from The Villages. Access to I-75 and Florida’s Turnpike supports regional travel and distribution.
Approximately 240 feet of Highway 441 frontage places the site along a roadway reporting an Annual Average Daily Traffic count of 31,500. The property is across from active and planned residential and commercial developments and is minutes from The Villages. Access to I-75 and Florida’s Turnpike supports regional travel and distribution.
Key Highlights
- 1.55 +/- acre mixed‑use site spanning three separate parcels
- Approximately 240 feet of frontage on Highway 441
- Annual Average Daily Traffic count of 31,500
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
$47,647
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
3.67%
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%
$952,940
$952.9K
Cap Rate 7%
$680,671
$680.7K
Cap Rate 9%
$529,411
$529.4K
Market Conditions
NOI Build-Up for 4,512 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
$86.6K $19.20/SF
− Vacancy
−$10.4K −$2.30/SF
EGI
$76.2K $16.90/SF
− OpEx
−$28.6K −$6.34/SF
NOI
$47.6K $10.56/SF
Area
Sumter County, FL
Vacancy
12.00%
Lease Rate
$19.20 /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%
$952,940
Cap Rate 7%
$680,671
Cap Rate 9%
$529,411
Alternative Uses
Best Use
Mixed Use
$680.7K
$595.6K – $794.1K
NOI $47,647 @ 7.0% cap · market cap 3.67%
Second Best
Apartment 5plus
$643.2K
$562.8K – $750.4K
NOI $45,026 @ 7.0% cap · market cap 3.46%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,420 @ 7.0% cap · market cap 6.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Explore this area
Business Placement
Demographics for 32159, FL
30,455
Population
19,670
Households
1.5
Avg Household Size
69
Median Age
29%
College-Educated
95%
High-School Grad
30.2 sq mi
ZIP Area
1,008
Density / Sq Mi
$57,536
Median Household Income
$30,723
Median Earnings
$1,370
Median Rent
$272,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fenced property combines commercial, residential, workshop, and billboard improvements.
Where is this mixed-use property located?
The property is located at 1945 S Us Highway 441 Lady Lake, FL.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 1.55 +/- acre mixed‑use site spanning three separate parcels; Approximately 240 feet of frontage on Highway 441; Annual Average Daily Traffic count of 31,500
