C1 Mixed-Use Commercial
For Sale
$349,900
25157 CORTEZ BOULEVARD, Brooksville, FL 34601
Corner-site building on SR 50 with paved access, parking, highway frontage signage, and window/wall-unit cooling.
Property Size2,125 SF
Price / SF$164.66
Days on Market32
Property Features for 25157 CORTEZ BOULEVARD
General Information
Standard status
Active
Size
2,125 SF
Property subtype
Mixed Use
Zoning
C1
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,305
Amenities
Window/Wall Unit
Corner Lot.
Corner, US Highway, Asphalt, Paved Road.
Building Details
Year Built
1955
Buildings
1
Stories
2
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
(407) 622-2122
Listed By:
Mourad Bani
(407) 240-2223
Source:
Xome
Added: Aug 10
Changed: Sep 9
Last Checked: Sep 10 at 6:38AM
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 2,125 SF freestanding commercial building was constructed in 1955 and carries C1 commercial zoning. The property includes window/wall-unit cooling and has previously accommodated a CPA practice and computer repair operation, providing a documented commercial layout and use history.
Located at 25157 Cortez Boulevard, the building occupies a corner lot along SR 50, a highway connecting central Florida from east to west. The site offers paved road access, parking, frontage signage, and exposure along the US highway. Its commercial setting supports a range of business applications permitted under the C1 designation.
Located at 25157 Cortez Boulevard, the building occupies a corner lot along SR 50, a highway connecting central Florida from east to west. The site offers paved road access, parking, frontage signage, and exposure along the US highway. Its commercial setting supports a range of business applications permitted under the C1 designation.
Key Highlights
- 2,125 SF freestanding commercial building built in 1955
- C1 commercial zoning
- Corner lot on SR 50 / 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
—
—
no second resolved use
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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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
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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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner-site building on SR 50 with paved access, parking, highway frontage signage, and window/wall-unit cooling.
Where is this mixed-use property located?
The property is located at 25157 CORTEZ BOULEVARD 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: 2,125 SF freestanding commercial building built in 1955; C1 commercial zoning; Corner lot on SR 50 / Cortez Boulevard
