Convenience Store with Highway
For Sale
$499,000
25143 CORTEZ Boulevard, Brooksville, FL 34601
Commercial Sale, BROOKSVILLE, FL
Property Size2,669 SF
Lot Size0.52 Acres
Price / SF$186.96
Days on Market21
Property Features for 25143 CORTEZ Boulevard
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
COMMERCIAL
Parking features
RV
Appliances
Microwave, Refrigerator, Touchless Hand Dryers
Directions
coming from I 75 take cortez west to 25143 Cortez on the left , from Cortez Blvd go straight on 50 to store on the left watch for the cans of sodas that is the landmark
Subdivision
34601 - Brooksville
Standard status
Active
APN
R32-422-20-0000-0410-0000
Size
2,669 SF
Lot size
0.52 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
THAT PT OF SE1/4 OF SW1/4 OF NE1/4 N OF SR 50 & LESS A TR 198X184X117X148 FT MOL
Tax Annual Amount
2967
Legal Description
THAT PT OF SE1/4 OF SW1/4 OF NE1/4 N OF SR 50 & LESS A TR 198X184X117X148 FT MOL
Utilities
Utilities
Phone Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Amenities
lighted advertising poles and signs
Building Details
Year built
1960
Floors in Building
1
Number of units
2
Building materials
Block, Cement Siding, Concrete
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
(407) 622-2122
Listed By:
Mourad Bani
(407) 232-3900
Added: Aug 19
Changed: Sep 8
Last Checked: Sep 8 at 11:06PM
MLS# O6434872
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 25143 Cortez Boulevard in Brooksville, this convenience store comprises 2,669 square feet on a 0.52-acre parcel. The property carries COMMERCIAL zoning and includes inventory, freezers, refrigerators, and retail racks. Three entrance and exit points serve the site, while illuminated advertising poles and signs support visibility along SR 50.
The building was constructed in 1960 and features block, cement siding, and concrete construction. Central heating and central air conditioning are installed, with a septic tank and phone service available. RV parking is included, and the property is positioned within Hernando County near Brooksville’s 34601 postal area.
The building was constructed in 1960 and features block, cement siding, and concrete construction. Central heating and central air conditioning are installed, with a septic tank and phone service available. RV parking is included, and the property is positioned within Hernando County near Brooksville’s 34601 postal area.
Key Highlights
- 2,669‑square‑foot convenience store on a 0.52‑acre parcel
- COMMERCIAL zoning in Hernando County
- Frontage on SR 50 with 3 entrance and exit points
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
Property Profile
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
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 - Commercial-zoned store with highway frontage, multiple access points, and existing refrigeration and merchandising equipment.
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: 2,669‑square‑foot convenience store on a 0.52‑acre parcel; COMMERCIAL zoning in Hernando County; Frontage on SR 50 with 3 entrance and exit points
