CCG-2 Retail Storefront
For Sale
$719,900
2504 MAIN Street, Jacksonville, FL 32206
Retail building totaling 3,468+/- SF on 0.42 acres with CCG-2 zoning and supplemental ATM and vendor rental income.
Property Size3,468 SF
Lot Size0.42 Acres
Price / SF$207.58
Days on Market213
Property Features for 2504 MAIN Street
General Information
Standard status
Active
Size
3,468 SF
Lot size
0.42 Acres
Property subtype
Retail
Zoning
CCG-2
Additional Details
Opportunity Zone
Yes
Taxes and HOA fees
Annual Taxes
$4,134
Amenities
3
Composition
Extra Storage. Alley, City Road, Easement.
Building Details
Year Built
1947
Listing Agency:
COLDWELL BANKER VANGUARD REALTY
(904) 806-1218
Listed By:
HENRY HAMMOND, JR · License #3336763
(904) 806-1218
Source:
Xome
Added: Jan 14
Changed: Aug 12
Last Checked: Aug 15 at 4:10AM
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 COLDWELL BANKER VANGUARD REALTY
Investment Insights
Based on property information with market context.
This real-estate-only listing features a CCG-2 zoned commercial storefront building totaling 3,468+/- square feet on approximately 0.42 acres at 2504 N Main Street Unit 2504. The site reflects a long-standing florist presence, with the owner reluctantly retiring after more than 45 years. The property also includes rental income from an ATM and a retail vendor. The Flower Express business is available separately.
The property is located in the Br…entwood Opportunity Zone and is described as being just a few hundred feet north of The Springfield District.
For buyers seeking a commercial storefront asset with established income components and CCG-2 zoning, this property is positioned for consideration as a redevelopment and/or preservation-oriented opportunity within the stated opportunity zone area.
The property is located in the Br…entwood Opportunity Zone and is described as being just a few hundred feet north of The Springfield District.
For buyers seeking a commercial storefront asset with established income components and CCG-2 zoning, this property is positioned for consideration as a redevelopment and/or preservation-oriented opportunity within the stated opportunity zone area.
Key Highlights
- Retail/commercial building totaling 3,468+/- SF on approx. 0.42 acres
- CCG‑2 zoning with composition roof
- Includes extra storage on the property
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
$39,196
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
5.44%
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%
$783,920
$783.9K
Cap Rate 7%
$559,943
$559.9K
Cap Rate 9%
$435,511
$435.5K
Market Conditions
NOI Build-Up for 3,468 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
$62.4K $18.00/SF
− Vacancy
−$6.4K −$1.85/SF
EGI
$56.0K $16.15/SF
− OpEx
−$16.8K −$4.84/SF
NOI
$39.2K $11.30/SF
Area
Jacksonville, 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%
$783,920
Cap Rate 7%
$559,943
Cap Rate 9%
$435,511
Alternative Uses
Best Use
Retail
$559.9K
$490.0K – $653.3K
NOI $39,196 @ 7.0% cap · market cap 5.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$950.0K
$831.3K – $1.11M
NOI $66,502 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
670
Businesses Nearby
16k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Mobil
Shops & Services
6,653 visits/mo
0.5 miles
Dollar General
Shops & Services
4,768 visits/mo
0.3 miles
AutoZone
Shops & Services
3,052 visits/mo
0.4 miles
Cash America
Shops & Services
1,766 visits/mo
0.4 miles
Demographics for 32206, FL
18,283
Population
9,415
Households
1.9
Avg Household Size
38
Median Age
21%
College-Educated
82%
High-School Grad
6.2 sq mi
ZIP Area
2,949
Density / Sq Mi
$37,585
Median Household Income
$34,353
Median Earnings
$866
Median Rent
$153,500
Median Home Value
Market
Vacancy Rate% for Retail in Jacksonville, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail building totaling 3,468+/- SF on 0.42 acres with CCG-2 zoning and supplemental ATM and vendor rental income.
Where is this storefront property located?
The property is located at 2504 MAIN Street Jacksonville, FL.
What is the asking price?
The asking price for this property is $719,900.
What are key features of this property?
This property features: Retail/commercial building totaling 3,468+/- SF on approx. 0.42 acres; CCG‑2 zoning with composition roof; Includes extra storage on the property
