C-2 Commercial Land with Block
For Sale
$799,000
35433 Micro Racetrack Rd, Fruitland Park, FL 34731
C-2 zoned land with a block building undergoing interior renovations and outdoor storage capabilities for flexible commercial uses.
Property Size1,899 SF
Lot Size1.90 Acres
Price / SF$420.75
Days on Market316
Property Features for 35433 Micro Racetrack Rd
General Information
Standard status
Active
Size
1,899 SF
Lot size
1.90 Acres
Zoning
C-2
Taxes and HOA fees
Annual Taxes
$4,559
Listing Agency:
LPT REALTY, LLC
(407) 272-7277
Listed By:
Mauricio Gomez · License #SL3303809
(407) 272-7277
Source:
Exprealty
Added: Oct 2, 2025
Changed: Aug 12
Last Checked: Aug 12 at 12:15PM
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 LPT REALTY, LLC
Investment Insights
Based on property information with market context.
The offering is a 1.9-acre C-2 zoned commercial land parcel that includes a solid block building. The building is currently undergoing interior renovations, with timing and completion noted as a possibility prior to sale or as a scope a new owner could take over. The property has an existing configuration that supported its prior use as a towing yard, and it offers ample open space in the rear for operational flexibility. In addition, the zoning and site layout are described as accommodating outside storage, supporting businesses that need both indoor workspace and outdoor staging or storage.
The site is located in Fruitland Park, Florida, and is positioned directly across from a go-kart track. The public remarks indicate the track draws steady activity during race season, which may be relevant for operators seeking customer or visitor exposure during peak events. The surrounding area is described as experiencing ongoing development.
This property is suited for users who want a C-2 site with outdoor storage and a block structure that can be used as an office or repurposed for other commercial needs. Contractors and service-oriented operators may find the towing-yard layout practical for mixed indoor and outdoor operations, while investors may value the combination of flexible zoning, open land, and a building that can be shaped to an owner’s intended end use.
The site is located in Fruitland Park, Florida, and is positioned directly across from a go-kart track. The public remarks indicate the track draws steady activity during race season, which may be relevant for operators seeking customer or visitor exposure during peak events. The surrounding area is described as experiencing ongoing development.
This property is suited for users who want a C-2 site with outdoor storage and a block structure that can be used as an office or repurposed for other commercial needs. Contractors and service-oriented operators may find the towing-yard layout practical for mixed indoor and outdoor operations, while investors may value the combination of flexible zoning, open land, and a building that can be shaped to an owner’s intended end use.
Key Highlights
- 1.9‑acre commercial land zoned C‑2 in Fruitland Park, FL
- Property includes a solid block building with interior renovations currently underway
- Building may be used as an office or repurposed for other commercial uses
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
$28,371
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
3.55%
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%
$567,420
$567.4K
Cap Rate 7%
$405,300
$405.3K
Cap Rate 9%
$315,233
$315.2K
Market Conditions
NOI Build-Up for 1,899 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
$45.6K $24.00/SF
− Vacancy
−$7.7K −$4.08/SF
EGI
$37.8K $19.92/SF
− OpEx
−$9.5K −$4.98/SF
NOI
$28.4K $14.94/SF
Area
Lake County, FL
Vacancy
17.00%
Lease Rate
$24.00 /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%
$567,420
Cap Rate 7%
$405,300
Cap Rate 9%
$315,233
Alternative Uses
Best Use
Office B
$405.3K
$354.6K – $472.9K
NOI $28,371 @ 7.0% cap · market cap 3.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$540.4K
$472.9K – $630.5K
NOI $37,828 @ 7.0% cap · market cap 4.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
215
Businesses Nearby
Explore this area
Business Placement
Demographics for 34731, FL
12,111
Population
6,370
Households
1.9
Avg Household Size
50
Median Age
17%
College-Educated
95%
High-School Grad
15.8 sq mi
ZIP Area
767
Density / Sq Mi
$63,329
Median Household Income
$36,057
Median Earnings
$1,157
Median Rent
$185,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - C-2 zoned land with a block building undergoing interior renovations and outdoor storage capabilities for flexible commercial uses.
Where is this commercial land located?
The property is located at 35433 Micro Racetrack Rd Fruitland Park, FL.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 1.9‑acre commercial land zoned C‑2 in Fruitland Park, FL; Property includes a solid block building with interior renovations currently underway; Building may be used as an office or repurposed for other commercial uses
