GNC-Zoned Commercial
For Sale
$415,000
2258 N Cmar Point, Crystal River, FL 34428
An existing residence supports interim use while the site is evaluated for redevelopment.
Property Size2,218 SF
Price / SF$187.11
Days on Market259
Property Features for 2258 N Cmar Point
General Information
Standard status
Active
Size
2,218 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$349
Amenities
Central Air, Electric
3
Vinyl
Asphalt, Shingle
GNC
Lot with Trees.
Unassigned.
Rectangular
Private Roads, Unimproved Road, Acreage, Rectangular, Wooded.
Building Details
Year Built
1981
Listing Agency:
The Holloway Group
(352) 212-4222
Listed By:
Michael Kovach · License #3643617
(352) 212-4222
Source:
Xome
Added: Dec 15, 2025
Changed: Aug 30
Last Checked: Aug 30 at 9:39PM
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 The Holloway Group
Investment Insights
Based on property information with market context.
This 1.81-acre commercial parcel includes an existing 2,218-SF, 2-bedroom, 1-bath single-family home built in 1981. Central air and electric service are present, with vinyl flooring noted in the interior. The site is rectangular, wooded, and includes a paved asphalt and shingle-roof residence.
Located just off Highway 44 in Crystal River, the property offers access from private and unimproved roads. GNC zoning is identified for the site, and the surrounding corridor includes commercial activity. The existing home provides an interim-use component while the broader parcel is considered for commercial or mixed-use redevelopment.
Located just off Highway 44 in Crystal River, the property offers access from private and unimproved roads. GNC zoning is identified for the site, and the surrounding corridor includes commercial activity. The existing home provides an interim-use component while the broader parcel is considered for commercial or mixed-use redevelopment.
Key Highlights
- 1.81‑acre commercial parcel in Crystal River
- GNC zoning identified for the site
- Existing 2,218‑SF single‑family home
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
$20,773
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
5.01%
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%
$415,460
$415.5K
Cap Rate 7%
$296,757
$296.8K
Cap Rate 9%
$230,811
$230.8K
Market Conditions
NOI Build-Up for 2,218 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
$35.9K $16.20/SF
− Vacancy
−$2.7K −$1.22/SF
EGI
$33.2K $14.99/SF
− OpEx
−$12.5K −$5.62/SF
NOI
$20.8K $9.37/SF
Area
Citrus County, FL
Vacancy
7.50%
Lease Rate
$16.20 /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%
$415,460
Cap Rate 7%
$296,757
Cap Rate 9%
$230,811
Alternative Uses
Best Use
Mixed Use
$296.8K
$259.7K – $346.2K
NOI $20,773 @ 7.0% cap · market cap 5.01%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$498.4K
$436.1K – $581.5K
NOI $34,887 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Explore this area
Business Placement
Demographics for 34428, FL
9,583
Population
5,058
Households
1.9
Avg Household Size
54
Median Age
20%
College-Educated
89%
High-School Grad
67.1 sq mi
ZIP Area
143
Density / Sq Mi
$48,185
Median Household Income
$29,589
Median Earnings
$890
Median Rent
$236,100
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - An existing residence supports interim use while the site is evaluated for redevelopment.
Where is this commercial land located?
The property is located at 2258 N Cmar Point Crystal River, FL.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 1.81‑acre commercial parcel in Crystal River; GNC zoning identified for the site; Existing 2,218‑SF single‑family home
