Independent Pharmacy with Real
For Sale
$775,000
2583 S Volusia Ave, Orange City, FL 32763
Acquire an established independent pharmacy business together with the underlying commercial property.
Property Size2,788 SF
Days on Market80
Property Features for 2583 S Volusia Ave
General Information
Standard status
Active
Size
2,788 SF
Property subtype
Retail
Additional Details
Furnished
Yes
Business Included
Yes
Highway Access
Yes
Building Details
Building Size
2,788 SF
Year Built
2006
Listing Agency:
Coldwell Banker Commercial AI Group
Listed By:
Anthony Avila · License #SL3464602
(386) 456-6653
Source:
Commercialcafe
Added: Jun 17
Changed: Sep 3
Last Checked: Sep 2 at 1:50PM
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 Coldwell Banker Commercial AI Group
Investment Insights
Based on property information with market context.
Accardi Pharmacy offers an opportunity to acquire a well-established independent pharmacy along with the underlying real estate in Orange City, Florida. The sale includes the pharmacy business and goodwill, as well as furniture, fixtures, and equipment associated with operations, plus ownership of the property where it operates.
The property is described as being in a highly visible location with convenient access and ample parking, with a functional layout designed for pharmacy use.
The listing positions the offering for continued operation, with the combined purchase of business and real estate intended to give the buyer control of both the operating pharmacy and the premises.
The property is described as being in a highly visible location with convenient access and ample parking, with a functional layout designed for pharmacy use.
The listing positions the offering for continued operation, with the combined purchase of business and real estate intended to give the buyer control of both the operating pharmacy and the premises.
Key Highlights
- Established independent pharmacy business with the underlying commercial real estate in Orange City, FL
- Includes pharmacy business, goodwill, and furniture, fixtures, and equipment
- Real estate ownership lets the buyer control both the operating pharmacy and the property it occupies
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
$42,337
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
5.46%
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%
$846,740
$846.7K
Cap Rate 7%
$604,814
$604.8K
Cap Rate 9%
$470,411
$470.4K
Market Conditions
NOI Build-Up for 2,788 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
$61.2K $21.96/SF
− Vacancy
−$4.8K −$1.71/SF
EGI
$56.4K $20.25/SF
− OpEx
−$14.1K −$5.06/SF
NOI
$42.3K $15.19/SF
Area
Volusia County, FL
Vacancy
7.80%
Lease Rate
$21.96 /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%
$846,740
Cap Rate 7%
$604,814
Cap Rate 9%
$470,411
Alternative Uses
Best Use
Specialty Retail
$604.8K
$529.2K – $705.6K
NOI $42,337 @ 7.0% cap · market cap 5.46%
Second Best
Retail
$375.1K
$328.2K – $437.7K
NOI $26,259 @ 7.0% cap · market cap 3.39%
Theoretical Best
Office A
$822.1K
$719.3K – $959.1K
NOI $57,544 @ 7.0% cap · market cap 7.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
195
Businesses Nearby
40k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 97%
Hotels & Casinos 3%
RaceTrac
Shops & Services
22,236 visits/mo
0.3 miles
Circle K
Shops & Services
12,498 visits/mo
0.3 miles
Coggin Deland Ford
Shops & Services
3,823 visits/mo
0.2 miles
Days Inn
Hotels & Casinos
1,001 visits/mo
0.1 miles
Demographics for 32763, FL
23,391
Population
11,897
Households
2
Avg Household Size
44
Median Age
22%
College-Educated
90%
High-School Grad
20.9 sq mi
ZIP Area
1,119
Density / Sq Mi
$64,022
Median Household Income
$40,100
Median Earnings
$1,449
Median Rent
$239,700
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.
Similar Off Market Nearby
- Remedy in Design — 2237 Oak Hill Dr, DeLand, FL 32720
Frequently Asked Questions
What type of property is this?
Drug store - Acquire an established independent pharmacy business together with the underlying commercial property.
Where is this drug store located?
The property is located at 2583 S Volusia Ave Orange City, FL.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Established independent pharmacy business with the underlying commercial real estate in Orange City, FL; Includes pharmacy business, goodwill, and furniture, fixtures, and equipment; Real estate ownership lets the buyer control both the operating pharmacy and the property it occupies
