Three-Unit Retail Strip
For Sale
$395,000
3161 E Gulf To Lake Highway, Inverness, FL 34453
CommercialSale, Inverness, FL
Property Size2,275 SF
Lot Size0.22 Acres
Price / SF$173.63
Days on Market93
Property Features for 3161 E Gulf To Lake Highway
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
GNC
Parking features
Driveway
Exterior features
BlacktopDriveway
Subdivision
Inverness Highlands U 1-9
Lot features
Cleared, Flat
Directions
From Hwy 44/E Gulf to Lake Hwy towards Walmart, the building is located on the right and turn into the parking lot.
Standard status
Active
APN
1633931
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
INVERNESS HGLDS UNIT 1 LOTS 69 70 71 & 72 BLK 11 TITLE IN O R BK 550 PG 1767 --AND-- EASEMENT FOR INGRESS AND EGRESS OVER AND ACROSS SW'LY 23 FT OF LTS 9 TO 12 BLK 11 AS DESCR IN OR BK 2300 PG 592
Tax Annual Amount
3347
Legal Description
INVERNESS HGLDS UNIT 1 LOTS 69 70 71 & 72 BLK 11 TITLE IN O R BK 550 PG 1767 --AND-- EASEMENT FOR INGRESS AND EGRESS OVER AND ACROSS SW'LY 23 FT OF LTS 9 TO 12 BLK 11 AS DESCR IN OR BK 2300 PG 592
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1978
Floors in Building
1
Flooring type
Vinyl
Building materials
Stucco
Roof type
Flat, Membrane, Rubber
Listing Agency:
Century 21 J.W.Morton R.E. · Century 21 Real Estate
(352) 726-6668
Listed By:
James Morton · License #123629
(352) 422-2173
Added: Jun 5
Changed: Sep 4
Last Checked: Sep 5 at 3:06PM
MLS# 854793
Copyright © 2026 REALTORS Association of Citrus County, Inc. 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.
This three-store retail strip center contains 2,275 total square feet and 2,535 square feet under roof on a 0.22-acre parcel. The unit configuration includes approximately 824 square feet, 613 square feet, and 837.5 square feet. Improvements date to 1978 and feature stucco construction, vinyl flooring, central heating and air conditioning, a flat rubber membrane roof, and a blacktop driveway.
The property is positioned at 3161 E Gulf To Lake Highway in Inverness, with 80 feet of highway frontage. Front and rear parking serve the building, while a large illuminated pylon sign provides on-site identification. The property has GNC zoning, public water, and a septic tank.
The property is positioned at 3161 E Gulf To Lake Highway in Inverness, with 80 feet of highway frontage. Front and rear parking serve the building, while a large illuminated pylon sign provides on-site identification. The property has GNC zoning, public water, and a septic tank.
Key Highlights
- Three retail units totaling 2,275 square feet; 2,535 square feet under roof
- Unit sizes of 824 square feet, 613 square feet, and 837.5 square feet
- 80' frontage on E Gulf To Lake Highway
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
$21,857
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
5.53%
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%
$437,140
$437.1K
Cap Rate 7%
$312,243
$312.2K
Cap Rate 9%
$242,856
$242.9K
Market Conditions
NOI Build-Up for 2,275 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
$34.1K $15.00/SF
− Vacancy
−$2.9K −$1.28/SF
EGI
$31.2K $13.73/SF
− OpEx
−$9.4K −$4.12/SF
NOI
$21.9K $9.61/SF
Area
Citrus County, FL
Vacancy
8.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$437,140
Cap Rate 7%
$312,243
Cap Rate 9%
$242,856
Alternative Uses
Best Use
Retail
$312.2K
$273.2K – $364.3K
NOI $21,857 @ 7.0% cap · market cap 5.53%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$511.2K
$447.3K – $596.4K
NOI $35,783 @ 7.0% cap · market cap 9.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
405
Businesses Nearby
Explore this area
Business Placement
Demographics for 34453, FL
10,964
Population
5,628
Households
1.9
Avg Household Size
54
Median Age
19%
College-Educated
94%
High-School Grad
27.1 sq mi
ZIP Area
405
Density / Sq Mi
$58,064
Median Household Income
$33,341
Median Earnings
$1,046
Median Rent
$174,500
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?
Strip mall - GNC-zoned retail property with front and rear parking, central water, and a lighted pylon sign.
Where is this strip mall located?
The property is located at 3161 E Gulf To Lake Highway Inverness, FL.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Three retail units totaling 2,275 square feet; 2,535 square feet under roof; Unit sizes of 824 square feet, 613 square feet, and 837.5 square feet; 80' frontage on E Gulf To Lake Highway
