Fenced Mixed-Use
For Sale
$1,300,000
1945 S US HIGHWAY 441, Lady Lake, FL 32159
Commercial Sale, LADY LAKE, FL
Property Size4,512 SF
Lot Size1.55 Acres
Price / SF$288.12
Days on Market64
Property Features for 1945 S US HIGHWAY 441
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-2
Directions
From the turnpike exit on to Hwy 27 heading north, The property is on the right side of Hwy 441 in Lady Lake
Subdivision
32159 - Lady Lake (The Villages)
Standard status
Active
APN
28-18-24-0004-000-04000
Size
4,512 SF
Lot size
1.55 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG 115 FT W OF NE COR OF NW 1/4 OF SE 1/4 OF SE 1/4 RUN S 125 FT W 90 FT N 125 FT W TO HWY BEG AGAIN AT POB RUN E 20 FT S 135 FT E 53 FT S 65 FT E 35 FT S 68.47 FT W TO HWY N'LY ALONG HWY TO INTERSECT FIRST LINE--LESS FROM SE COR OF SEC RUN N 89-51- 42 W ALONG S LINE 918.52 FT TO A POINT LYING ON CENTERLINE OF SR 500 N 02-14-34 E ALONG SAID CENTERLINE 488.01 FT TO THE POINT OF CURVATURE OF A CURVE CONCAVE TO THE W SAID CURVE HAVING A CENTRAL ANGLE OF 25-0-08 & A RADIUS OF 1910.32 FT THENCE RUN N W'LY ALONG SAID CENTERLINE OF SR 500 & THE ARC OF SAID CURVE A DIST OF 833.61 FT THENCE RUN N 85-58-08 E 136.77 FT TO THE INTERSECTION OF E'LY R/W OF SR 500 & S'LY EDGE OF TEMPLE HILL RD FOR POB CONT N 85-58-08 E ALONG SAID S'LY R/W LINE 44.05
Tax Annual Amount
3565
Legal Description
BEG 115 FT W OF NE COR OF NW 1/4 OF SE 1/4 OF SE 1/4 RUN S 125 FT W 90 FT N 125 FT W TO HWY BEG AGAIN AT POB RUN E 20 FT S 135 FT E 53 FT S 65 FT E 35 FT S 68.47 FT W TO HWY N'LY ALONG HWY TO INTERSECT FIRST LINE--LESS FROM SE COR OF SEC RUN N 89-51- 42 W ALONG S LINE 918.52 FT TO A POINT LYING ON CENTERLINE OF SR 500 N 02-14-34 E ALONG SAID CENTERLINE 488.01 FT TO THE POINT OF CURVATURE OF A CURVE CONCAVE TO THE W SAID CURVE HAVING A CENTRAL ANGLE OF 25-0-08 & A RADIUS OF 1910.32 FT THENCE RUN N W'LY ALONG SAID CENTERLINE OF SR 500 & THE ARC OF SAID CURVE A DIST OF 833.61 FT THENCE RUN N 85-58-08 E 136.77 FT TO THE INTERSECTION OF E'LY R/W OF SR 500 & S'LY EDGE OF TEMPLE HILL RD FOR POB CONT N 85-58-08 E ALONG SAID S'LY R/W LINE 44.05
Utilities
Cooling system
Window Unit(s), Wall/Window Unit(s)
Building Details
Year built
1959
Building materials
Block, Frame
Listing Agency:
CARLINO REAL ESTATE GROUP INC
(352) 326-2662
Listed By:
Jonathan Martin · License #SL3402836
(407) 443-5491
Added: Jun 23
Changed: Aug 24
Last Checked: Aug 25 at 6:06AM
MLS# G5114176
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 1.55-acre mixed-use property is fully fenced and contains three separate parcels. Improvements include a 4,512-square-foot commercial building, three residential buildings, and a substantial pole barn/workshop. Construction includes block and frame components, with window and wall/window unit cooling. An income-producing billboard on US Highway 441 adds another existing property component.
The site provides approximately 240 feet of frontage along US Highway 441, where annual average daily traffic is reported at 31,500. It is positioned across from active and planned residential and commercial developments and is minutes from The Villages. C-2 zoning is in place, with access to I-75 and Florida’s Turnpike. The existing configuration includes several rental-oriented structures and can also accommodate consideration of future commercial development.
The site provides approximately 240 feet of frontage along US Highway 441, where annual average daily traffic is reported at 31,500. It is positioned across from active and planned residential and commercial developments and is minutes from The Villages. C-2 zoning is in place, with access to I-75 and Florida’s Turnpike. The existing configuration includes several rental-oriented structures and can also accommodate consideration of future commercial development.
Key Highlights
- 1.55 +/- acre site across three separate parcels
- Approximately 240 feet of frontage on US Highway 441
- Annual Average Daily Traffic (AADT) 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
$50,996
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
3.92%
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%
$1,019,920
$1.0M
Cap Rate 7%
$728,514
$728.5K
Cap Rate 9%
$566,622
$566.6K
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
$81.2K $18.00/SF
− Vacancy
−$8.4K −$1.85/SF
EGI
$72.9K $16.15/SF
− OpEx
−$21.9K −$4.84/SF
NOI
$51.0K $11.30/SF
Area
Sumter County, FL
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%
$1,019,920
Cap Rate 7%
$728,514
Cap Rate 9%
$566,622
Alternative Uses
Best Use
Retail
$728.5K
$637.5K – $849.9K
NOI $50,996 @ 7.0% cap · market cap 3.92%
Second Best
Mixed Use
$680.7K
$595.6K – $794.1K
NOI $47,647 @ 7.0% cap · market cap 3.67%
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
13k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 94%
Home Improvements & Furnishings 6%
7-Eleven
Shops & Services
12,351 visits/mo
0.3 miles
Sherwin-Williams Paint Store
Home Improvements & Furnishings
789 visits/mo
0.5 miles
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C-2-zoned site with 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 site across three separate parcels; Approximately 240 feet of frontage on US Highway 441; Annual Average Daily Traffic (AADT) count of 31,500
