Storefront with Custom Framing
New
For Sale
$280,000
3715 N HIGHWAY 19A, Mount Dora, FL 32757
A small commercial building between Mount Dora and Eustis currently houses a custom picture-framing business.
Property Size786 SF
Price / SF$356.23
Days on Market4
Property Features for 3715 N HIGHWAY 19A
General Information
Standard status
Active
Size
786 SF
Property subtype
Office
Additional Details
Road Access
Yes
Building Details
Year Built
1940
Tenancy
Single
Listing Agency:
EXIT REALTY TRI-COUNTY
(352) 385-3948
Listed By:
Fred Slotnick · License #3059546
(352) 455-1918
Source:
Dennisrealty
Added: Oct 1
Changed: Oct 4
Last Checked: Oct 2 at 7:23PM
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 EXIT REALTY TRI-COUNTY
Investment Insights
Based on property information with market context.
This 786-square-foot storefront in Mount Dora was built in 1940 and currently operates as a custom picture-framing business, with artwork and specialty displays. The real estate is for sale, and the established business may also be acquired.
Key Highlights
- 786‑square‑foot storefront built in 1940
- Currently occupied by a custom picture‑framing business featuring artwork and specialty displays
- Located between Mount Dora and Eustis
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
$11,743
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
4.19%
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%
$234,860
$234.9K
Cap Rate 7%
$167,757
$167.8K
Cap Rate 9%
$130,478
$130.5K
Market Conditions
NOI Build-Up for 786 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
$18.9K $24.00/SF
− Vacancy
−$3.2K −$4.08/SF
EGI
$15.7K $19.92/SF
− OpEx
−$3.9K −$4.98/SF
NOI
$11.7K $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%
$234,860
Cap Rate 7%
$167,757
Cap Rate 9%
$130,478
Alternative Uses
Best Use
Office B
$167.8K
$146.8K – $195.7K
NOI $11,743 @ 7.0% cap · market cap 4.19%
Second Best
Retail
$132.8K
$116.2K – $155.0K
NOI $9,299 @ 7.0% cap · market cap 3.32%
Theoretical Best
Office A
$223.7K
$195.7K – $261.0K
NOI $15,657 @ 7.0% cap · market cap 5.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
519
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 32757, FL
30,315
Population
14,625
Households
2.1
Avg Household Size
49
Median Age
36%
College-Educated
92%
High-School Grad
35.3 sq mi
ZIP Area
859
Density / Sq Mi
$73,327
Median Household Income
$40,565
Median Earnings
$1,474
Median Rent
$325,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Similar Off Market Nearby
- Le Fleur Atelier — 2355 W Old US Hwy 441, Mt Dora, FL 32757
- Claudia's Pearl Florist — 3700 County Rd 19A, Mt Dora, FL 32757
- The Bloom Room — 4200 County Rd 19A, Mt Dora, FL 32757
Frequently Asked Questions
What type of property is this?
Storefront property - A small commercial building between Mount Dora and Eustis currently houses a custom picture-framing business.
Where is this storefront property located?
The property is located at 3715 N HIGHWAY 19A Mount Dora, FL.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 786‑square‑foot storefront built in 1940; Currently occupied by a custom picture‑framing business featuring artwork and specialty displays; Located between Mount Dora and Eustis
