Freestanding Mixed-Use
New
For Sale
$349,900
25157 CORTEZ BOULEVARD #2, Brooksville, FL 34601
C1 commercial designation with highway frontage, on-site parking, and frontage signage.
Property Size2,125 SF
Price / SF$164.66
Days on Market5
Property Features for 25157 CORTEZ BOULEVARD #2
General Information
Standard status
Active
Size
2,125 SF
Property subtype
Mixed Use
Building Details
Year Built
1955
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
(407) 622-2122
Listed By:
Mourad Bani · License #660094
(904) 687-7876
Source:
Endlesssummerrealty
Added: Sep 8
Changed: Sep 12
Last Checked: Sep 12 at 2:31PM
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 freestanding mixed-use building at 25157 Cortez Boulevard #2 was built in 1955 and carries a C1 commercial designation. The property previously operated as a CPA office and computer repair business, providing established examples of office and service-oriented use.
The building fronts SR 50, also known as Cortez Boulevard, a central Florida east-west highway. On-site parking, frontage signage, and highway exposure support customer-facing commercial operations. The property-size field identifies 2,125 of property size, while the building’s configuration and prior uses provide a basis for evaluating office, service, or other C1 commercial applications.
The building fronts SR 50, also known as Cortez Boulevard, a central Florida east-west highway. On-site parking, frontage signage, and highway exposure support customer-facing commercial operations. The property-size field identifies 2,125 of property size, while the building’s configuration and prior uses provide a basis for evaluating office, service, or other C1 commercial applications.
Key Highlights
- C1 commercial designation
- Freestanding building with 2,125 property size
- Fronts SR 50, also known as Cortez Boulevard
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
$26,393
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
7.54%
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%
$527,860
$527.9K
Cap Rate 7%
$377,043
$377.0K
Cap Rate 9%
$293,256
$293.3K
Market Conditions
NOI Build-Up for 2,125 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
$45.9K $21.60/SF
− Vacancy
−$3.7K −$1.73/SF
EGI
$42.2K $19.87/SF
− OpEx
−$15.8K −$7.45/SF
NOI
$26.4K $12.42/SF
Area
Pasco County, FL
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$527,860
Cap Rate 7%
$377,043
Cap Rate 9%
$293,256
Alternative Uses
Best Use
Mixed Use
$377.0K
$329.9K – $439.9K
NOI $26,393 @ 7.0% cap · market cap 7.54%
Second Best
Retail
$298.0K
$260.8K – $347.7K
NOI $20,862 @ 7.0% cap · market cap 5.96%
Theoretical Best
Office A
$484.1K
$423.6K – $564.7K
NOI $33,884 @ 7.0% cap · market cap 9.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
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
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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?
Mixed-use property - C1 commercial designation with highway frontage, on-site parking, and frontage signage.
Where is this mixed-use property located?
The property is located at 25157 CORTEZ BOULEVARD #2 Brooksville, FL.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: C1 commercial designation; Freestanding building with 2,125 property size; Fronts SR 50, also known as Cortez Boulevard
