Convenience Store with Highway
For Sale
$499,000
25143 CORTEZ BOULEVARD, Brooksville, FL 34601
Roadside retail property with inventory, refrigeration equipment, display racks, central air, and multiple access points.
Property Size2,669 SF
Price / SF$186.96
Days on Market24
Property Features for 25143 CORTEZ BOULEVARD
General Information
Standard status
Active
Size
2,669 SF
Property subtype
Retail
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,967
Amenities
Central Air
Parking.
Lighted, RV Parking.
County Road, Asphalt, Gravel Road, Paved Road.
Building Details
Year Built
1960
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
(407) 622-2122
Listed By:
Mourad Bani
(407) 240-2223
Source:
Xome
Added: Aug 18
Changed: Sep 9
Last Checked: Sep 10 at 5:51AM
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 CHARLES RUTENBERG REALTY ORLANDO
Investment Insights
Based on property information with market context.
This 2669-square-foot convenience store and gas station was built in 1960 and includes central air, refrigerators, freezers, display racks, and existing inventory. The property also operates as a bait and tackle store, providing several established retail components within one building. Parking and RV parking are available on site.
Located at 25143 Cortez Boulevard in Brooksville, the property fronts SR 50 and provides 3 entrances and exit points. Lighted advertising poles and signs are positioned along the frontage. The offering also includes access to a BBQ operation next door, which is described as ready for cooking and additional income potential.
Located at 25143 Cortez Boulevard in Brooksville, the property fronts SR 50 and provides 3 entrances and exit points. Lighted advertising poles and signs are positioned along the frontage. The offering also includes access to a BBQ operation next door, which is described as ready for cooking and additional income potential.
Key Highlights
- 2669‑square‑foot convenience store and gas station built in 1960
- Frontage on SR 50 with 3 entrances and exit points
- Existing inventory, freezers, refrigerators, and display racks included
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
$29,666
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
5.95%
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%
$593,320
$593.3K
Cap Rate 7%
$423,800
$423.8K
Cap Rate 9%
$329,622
$329.6K
Market Conditions
NOI Build-Up for 2,669 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
$41.6K $15.60/SF
− Vacancy
−$2.1K −$0.78/SF
EGI
$39.6K $14.82/SF
− OpEx
−$9.9K −$3.70/SF
NOI
$29.7K $11.11/SF
Area
Pasco County, FL
Vacancy
5.00%
Lease Rate
$15.60 /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%
$593,320
Cap Rate 7%
$423,800
Cap Rate 9%
$329,622
Alternative Uses
Best Use
Specialty Retail
$423.8K
$370.8K – $494.4K
NOI $29,666 @ 7.0% cap · market cap 5.95%
Second Best
Retail
$374.3K
$327.5K – $436.7K
NOI $26,203 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$608.0K
$532.0K – $709.3K
NOI $42,559 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 34601, FL
23,001
Population
12,276
Households
1.9
Avg Household Size
50
Median Age
20%
College-Educated
88%
High-School Grad
114.0 sq mi
ZIP Area
202
Density / Sq Mi
$56,365
Median Household Income
$35,182
Median Earnings
$1,066
Median Rent
$151,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Roadside retail property with inventory, refrigeration equipment, display racks, central air, and multiple access points.
Where is this grocery and convenience store located?
The property is located at 25143 CORTEZ BOULEVARD Brooksville, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 2669‑square‑foot convenience store and gas station built in 1960; Frontage on SR 50 with 3 entrances and exit points; Existing inventory, freezers, refrigerators, and display racks included
