Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Retail Strip Center with Hwy Frontage Title is generated by Realmo AI

    3161 E Gulf To Lake Highway, Inverness, FL 34453

    View on Map
    Claim this Listing
    New
    For Sale
    $425,000

    SINGLE_FAMILY - Inverness, FL

    Type:Retail
    Property size:
    2,535 SF
    Lot size:
    0.22 Acres
    Price / SF:
    $167/SF
    Added:
    Jun 5, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 6 at 12:06 pm

    Property Features for 3161 E Gulf To Lake Highway

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Zoning
    GNC
    Parking features
    Driveway
    Exterior features
    BlacktopDriveway
    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

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Central, Electric (Heating)
    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

    We can help!

    Listing Contact
    James Morton

    Listing agent James Morton License #123629

    Listing office Century 21 J.W.Morton R.E. 1645 W Main Street, Inverness, FL

    Listing date Jun 5, 2026

    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.

    HighLights

    • 3 retail stores on the west side of Inverness in a commercial retail strip center on Hwy 44 West
    • Approx. 80' of Hwy 44 West frontage; address listed as 3161 E Gulf to Lake Hwy
    • Building totals 2,275 sq ft, with 2,535 sq ft under roof
    • Unit mix: Unit 1 824 sf (mol), Unit 2 613 sf (mol), Unit 3 837.5 sf (mol)
    • Front and rear parking with blacktop driveway and large lighted pylon sign
    • Central air and central electric heating; public water and septic tank sewer; flat rubber/membrane roof

    Overview

    This property is a retail strip center containing three separate storefront units, designed for commercial occupancy. The center totals 2,275 square feet, with 2,535 square feet under roof. Unit sizes include 824 SF MOL (Unit 1), 613 SF MOL (Unit 2), and 837.5 SF MOL (Unit 3). Site features include both front and rear parking, along with a large lighted pylon sign and central water service.

    The center is located on the west side of Inverness along E Gulf to Lake Highway (Hwy 44 West), with approximately 80 feet of highway frontage. The listing is identified as 3161 E Gulf To Lake Highway, Inverness, FL 34453, in Citrus County. Zoning is listed as GNC.

    For tenants or buyers seeking a multi-unit retail setup, the configuration supports leasing to multiple operators while maintaining one cohesive neighborhood retail presence. Individual unit dimensions provide options for a range of small retail concepts, and the combination of parking (front and rear) plus highway-oriented frontage can help support straightforward customer access. Central water service and the lighted pylon sign are additional site improvements that support day-to-day business operations.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $38.0k $15.00
    − Vacancy −$3.2k −$1.28
    EGI $34.8k $13.73
    − OpEx −$10.4k −$4.12
    NOI $24.4k $9.61
    2,535 SF · lease $15.00/SF/yr · vacancy 8.50% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $347.9K
    $304.4K – $405.9K (±1% cap)
    NOI $24,355 @ 7.0% cap · market cap 5.73%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Specialty Retail
    $569.6K
    $498.4K – $664.6K (±1% cap)
    NOI $39,873 @ 7.0% cap · market cap 9.38%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Tri-County Hearing Services Medical Clinic Randall Jeter Physician Fancy Pants Accessories (Bike/Boat/Book/etc) Store Smarty Pants Citrus Accounting Firm Intergrowth Capital Management ... Insurance Agency

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Inverness
    County
    Citrus
    State
    Florida
    Longitude
    -82.381727
    Latitude
    28.852087

    Nearby Similar for Sale

    • $999,000
      2,392 SF

      Prime Commercial Opportunity on US Hwy

      Highly visible corner lot with excellent frontage and strong exposure.
      525 S Us Highway 41, Inverness, FL 34450
      View Details
    • $210,000
      1,215 SF

      High-Visibility Office Building on S.R. 44

      Turnkey office building with high visibility and convenient access.
      7936 E Gulf To Lake Highway, Inverness, FL 34450
      View Details
    • $175,000
      1,084 SF

      Established Turnkey Restaurant Opportunity

      Turnkey restaurant with loyal customer base and catering business.
      3360 E GULF TO LAKE HIGHWAY, INVERNESS, FL 34453
      View Details
    • $245,000
      1,530 SF

      Inverness Income-Producing Duplex For Sale

      Income-producing duplex near Downtown Inverness with recent updates.
      512 Long Avenue, Inverness, FL 34453
      View Details
    • $780,000
      2,750 SF

      Auto Repair Business and Real Estate

      Established auto repair business with real estate for sale.
      3190 S FLORIDA Ave, Inverness, FL 34450
      View Details
    • $1,200,000
      5,400 SF

      Waterfront Apartments on Gulf to Lake

      Renovated waterfront apartments with potential for high income.
      1259 S ELMWOOD Drive, Inverness, FL 34450
      View Details
    • $315,000
      2,090 SF

      Income-Producing Commercial Asset For Sale

      Fully occupied commercial building in a growing Florida market.
      3287 S FLORIDA Ave, Inverness, FL 34450
      View Details
    • $315,000
      1,920 SF

      Commercial Building on US Highway

      Retail/service space in Citrus County, ready for immediate occupancy.
      3275 S FLORIDA Ave, Inverness, FL 34450
      View Details
    • $499,900

      Turn-Key Restaurant on Highway 41

      Fully equipped restaurant with expansion potential on high-visibility highway.
      859 US HWY 41 SOUTH, Inverness, FL 34450
      View Details
    • $699,000
      3,200 SF

      Renovated Office Building on Highway

      Fully renovated 3,200 SF office building on 0.71 acres.
      2519 W Highway 44, Inverness, FL 34453
      View Details
    • $1,200,000
      3,266 SF

      Established Restaurant in Inverness, FL

      Thriving restaurant on Highway 41, a community staple for 17 years.
      104 US HIGHWAY 41 S, INVERNESS, FL 34450
      View Details
    • $1,200,000
      3,266 SF

      Thriving Restaurant in Inverness, FL

      Established restaurant for sale in historic Inverness, Florida.
      104 US HIGHWAY 41 S, INVERNESS, FL 34450
      View Details

    FAQs

    What type of property is this?
    Strip mall - Three retail storefront units with front-and-rear parking and central water on Hwy 44 West.
    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 $425,000.
    What are key features of this property?
    This property features: 3 retail stores on the west side of Inverness in a commercial retail strip center on Hwy 44 West; Approx. 80' of Hwy 44 West frontage; address listed as 3161 E Gulf to Lake Hwy; Building totals 2,275 sq ft, with 2,535 sq ft under roof
    (352) 422-2173
    We can help!
    Listing Contact
    James Morton
    Real Estate License ID: 123629
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    3161 E Gulf To Lake Highway, Inverness, FL 34453
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!