Freestanding C-1 Commercial
For Sale
$350,000
25 E PINECREST AVENUE, Eustis, FL 32726
Standalone building with C-1 zoning, multiple private offices, open areas, and two full bathrooms.
Property Size1,848 SF
Price / SF$189.39
Days on Market164
Property Features for 25 E PINECREST AVENUE
General Information
Standard status
Active
Size
1,848 SF
Property subtype
Office
Zoning
C-1
Building Details
Year Built
1944
Listing Agency:
PRIMEFIT PROPERTIES LLC
(407) 305-2284
Listed By:
Nick Vaseloff · License #3571295
(863) 206-5755
Source:
Endlesssummerrealty
Added: Mar 26
Changed: Sep 4
Last Checked: Sep 5 at 6:48AM
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 PRIMEFIT PROPERTIES LLC
Investment Insights
Based on property information with market context.
25 E Pinecrest Ave is a 1,848 SF freestanding commercial building on a 6,300 SF lot with 50 feet of frontage. The interior is currently configured with multiple private offices, open areas, and two full bathrooms, supporting a range of professional uses within its C-1 neighborhood commercial zoning designation.
The property is located just steps off South Bay Street, described as a well-trafficked commercial thoroughfare, and is surrounded by a mix of commercial activity including TD Bank, United Southern Bank, Discount Auto Parts, medical clinics, salons, and restaurants. Demographic highlights within a 1-mile radius include a population of 23,885 with 10.8% growth since 2010, median household income of $60,750, and an average commute time of 25 minutes, according to the provided marketing materials. Seller financing is also mentioned in the remarks.
The property is located just steps off South Bay Street, described as a well-trafficked commercial thoroughfare, and is surrounded by a mix of commercial activity including TD Bank, United Southern Bank, Discount Auto Parts, medical clinics, salons, and restaurants. Demographic highlights within a 1-mile radius include a population of 23,885 with 10.8% growth since 2010, median household income of $60,750, and an average commute time of 25 minutes, according to the provided marketing materials. Seller financing is also mentioned in the remarks.
Key Highlights
- 1,848 SF freestanding commercial building built in 1944
- C‑1 (Neighborhood Commercial) zoning with flexible use for a wide range of commercial activities
- Configured with multiple private offices, open areas, and 2 full bathrooms
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
$27,609
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
7.89%
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%
$552,180
$552.2K
Cap Rate 7%
$394,414
$394.4K
Cap Rate 9%
$306,767
$306.8K
Market Conditions
NOI Build-Up for 1,848 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
$44.4K $24.00/SF
− Vacancy
−$7.5K −$4.08/SF
EGI
$36.8K $19.92/SF
− OpEx
−$9.2K −$4.98/SF
NOI
$27.6K $14.94/SF
Area
Lake County, FL
Vacancy
17.00%
Lease Rate
$24.00 /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%
$552,180
Cap Rate 7%
$394,414
Cap Rate 9%
$306,767
Alternative Uses
Best Use
Office B
$394.4K
$345.1K – $460.2K
NOI $27,609 @ 7.0% cap · market cap 7.89%
Second Best
Healthcare Medical
$376.4K
$329.3K – $439.1K
NOI $26,345 @ 7.0% cap · market cap 7.53%
Theoretical Best
Office A
$525.9K
$460.2K – $613.5K
NOI $36,812 @ 7.0% cap · market cap 10.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
693
Businesses Nearby
Explore this area
Business Placement
Demographics for 32726, FL
23,012
Population
11,168
Households
2.1
Avg Household Size
45
Median Age
21%
College-Educated
88%
High-School Grad
11.5 sq mi
ZIP Area
2,001
Density / Sq Mi
$60,750
Median Household Income
$37,197
Median Earnings
$1,027
Median Rent
$230,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Standalone building with C-1 zoning, multiple private offices, open areas, and two full bathrooms.
Where is this office building located?
The property is located at 25 E PINECREST AVENUE Eustis, FL.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,848 SF freestanding commercial building built in 1944; C‑1 (Neighborhood Commercial) zoning with flexible use for a wide range of commercial activities; Configured with multiple private offices, open areas, and 2 full bathrooms
