Highway-Frontage Convenience
New
For Sale
$499,000
25143 CORTEZ BLVD, Brooksville, FL 34601
Established roadside retail operation with multiple access points, illuminated signage, and existing store equipment.
Property Size2,669 SF
Days on Market5
Property Features for 25143 CORTEZ BLVD
General Information
Standard status
Active
Size
2,669 SF
Property subtype
Retail
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$2,966
Building Details
Building Size
2,669 SF
Year Built
1960
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
Listed By:
Mourad Bani
(407) 240-2223
Source:
Kingofrealestate
Added: Sep 8
Changed: Sep 11
Last Checked: Sep 11 at 2:40PM
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.
Built in 1960, this grocery and convenience store includes existing inventory, freezers, refrigerators, and display racks for continued retail operation. The property fronts SR 50 and provides three entrances and exits, supporting customer access from the highway. Illuminated advertising poles and signage are also part of the site improvements.
A BBQ operation is located next door, adding an adjoining food-service component to the property’s commercial setting. The offering includes the established store improvements and equipment associated with the existing operation.
A BBQ operation is located next door, adding an adjoining food-service component to the property’s commercial setting. The offering includes the established store improvements and equipment associated with the existing operation.
Key Highlights
- Grocery and convenience store built in 1960
- Frontage on SR 50 with 3 entrances and exits
- Illuminated advertising poles and signage
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
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
View Realmo Analytics
Market
Vacancy Rate% for Retail 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?
Grocery and convenience store - Established roadside retail operation with multiple access points, illuminated signage, and existing store equipment.
Where is this grocery and convenience store located?
The property is located at 25143 CORTEZ BLVD 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: Grocery and convenience store built in 1960; Frontage on SR 50 with 3 entrances and exits; Illuminated advertising poles and signage
