Corner-Lot Office
For Sale
$344,900
1995 N VOLUSIA Avenue, Orange City, FL 32763
Commercial Sale, ORANGE CITY, FL
Property Size1,380 SF
Lot Size0.16 Acres
Price / SF$249.93
Days on Market301
Property Features for 1995 N VOLUSIA Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
01B4
Window features
Blinds
Pets allowed
Yes
Subdivision
DENNISTONS ORANGE CITY DELAND FARMS
Lot features
Corner Lot, Landscaped, Paved
Directions
HWY 17-9 N TO 1995 ON CORNER OF 17-91 AND ST LAWRENCE ON LEFT HAND SIDE
Standard status
Active
APN
80-03-03-04-00-0010
Size
1,380 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 1 & N 1/2 OF LOT 2 INC BLK 4 DENNISTONS ADD MB 10 PG 106 PER OR 2785 PG 0832 PER OR 7506 PG 3157 PER OR 8179 PG 2069
Tax Annual Amount
2547
Legal Description
LOT 1 & N 1/2 OF LOT 2 INC BLK 4 DENNISTONS ADD MB 10 PG 106 PER OR 2785 PG 0832 PER OR 7506 PG 3157 PER OR 8179 PG 2069
Utilities
Utilities
Electricity Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1965
Flooring type
Tile - Ceramic
Building materials
Block, Stucco
Listing Agency:
GLORY INTL. REAL ESTATE CO
(386) 775-7778
Listed By:
Louis Castriota · License #349095
(386) 469-9036
Added: Nov 22, 2025
Changed: Sep 12
Last Checked: Sep 19 at 7:06AM
MLS# V4946410
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 1,380-square-foot office building occupies a 0.16-acre corner lot and includes a reception area, three offices, a conference room, two storage areas, and 2 1/2 bathrooms. The interior combines carpet, ceramic tile, and concrete flooring, with central heating and central air conditioning. A sprinkler system is also installed.
Constructed in 1965, the building features block and stucco construction, five existing parking spaces, and the ability to add two more spaces. Public water service, a septic tank, and available electricity support the property. Its prior use as a real estate office and chiropractic office reflects an established office configuration.
Constructed in 1965, the building features block and stucco construction, five existing parking spaces, and the ability to add two more spaces. Public water service, a septic tank, and available electricity support the property. Its prior use as a real estate office and chiropractic office reflects an established office configuration.
Key Highlights
- 1,380‑square‑foot office building on a 0.16‑acre corner lot
- Reception area, 3 offices, conference room, 2 storage areas, and 2 1/2 bathrooms
- 5 existing parking spaces with 2 additional spaces that can be added
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
$20,679
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
6.00%
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%
$413,580
$413.6K
Cap Rate 7%
$295,414
$295.4K
Cap Rate 9%
$229,767
$229.8K
Market Conditions
NOI Build-Up for 1,380 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
$29.8K $21.60/SF
− Vacancy
−$2.2K −$1.62/SF
EGI
$27.6K $19.98/SF
− OpEx
−$6.9K −$5.00/SF
NOI
$20.7K $14.99/SF
Area
Volusia County, FL
Vacancy
7.50%
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%
$413,580
Cap Rate 7%
$295,414
Cap Rate 9%
$229,767
Alternative Uses
Best Use
Office B
$295.4K
$258.5K – $344.7K
NOI $20,679 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$406.9K
$356.0K – $474.7K
NOI $28,483 @ 7.0% cap · market cap 8.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
212
Businesses Nearby
Explore this area
Business Placement
Demographics for 32763, FL
23,391
Population
11,897
Households
2
Avg Household Size
44
Median Age
22%
College-Educated
90%
High-School Grad
20.9 sq mi
ZIP Area
1,119
Density / Sq Mi
$64,022
Median Household Income
$40,100
Median Earnings
$1,449
Median Rent
$239,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Corner-lot office building with multiple offices, a conference room, storage areas, parking, and a sprinkler system.
Where is this office building located?
The property is located at 1995 N VOLUSIA Avenue Orange City, FL.
What is the asking price?
The asking price for this property is $344,900.
What are key features of this property?
This property features: 1,380‑square‑foot office building on a 0.16‑acre corner lot; Reception area, 3 offices, conference room, 2 storage areas, and 2 1/2 bathrooms; 5 existing parking spaces with 2 additional spaces that can be added
