Building Details

Year built 1972

Flooring type Concrete

Building materials Block

Roof type Metal

Listing Agency: FLORIDA HOMES REALTY & MTG LLC l***@comcast.net Show Phone

Listed By: BRYAN DURRENCE · License #3382436 Show Phone

Added: Aug 14 Changed: Sep 2 Last Checked: Sep 28 at 1:06AM

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MLS# 2160104

Copyright © 2026 realMLS. 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 1,500-square-foot block storefront property was built in 1972 and offers a flexible interior arrangement that can support two separate businesses. Concrete flooring, multi-unit cooling, a newer metal roof, city water, city sewer, and three-phase electric are in place. The configuration is suited to retail, office, service, or other commercial applications identified for the property.

The site encompasses 0.32 acres along US-90 in Baldwin, with access to I-10 and US-301. The property is positioned within a commercial corridor connected to the US-301 Baldwin Bypass, First Coast Expressway, and Cecil Commerce Center. These transportation and employment assets provide broader regional context for the property’s commercial setting.

Key Highlights

• 1,500‑square‑foot block storefront building on 0.32 acres
• Layout can accommodate two separate businesses
• Located along US‑90 with access to I‑10 and US‑301

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

$17,294

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

4.32%

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%

$345,880 $345.9K

Cap Rate 7%

$247,057 $247.1K

Cap Rate 9%

$192,156 $192.2K

Market Conditions

NOI Build-Up for 1,500 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

$27.0K $18.00/SF

− Vacancy

−$2.3K −$1.53/SF

EGI

$24.7K $16.47/SF

− OpEx

−$7.4K −$4.94/SF

NOI

$17.3K $11.53/SF

Area

Duval County, FL

Vacancy

8.50%

Lease Rate

$18.00 /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%

$345,880

Cap Rate 7%

$247,057

Cap Rate 9%

$192,156

Alternative Uses

Best Use

Retail

$247.1K

$216.2K – $288.2K (±1% cap)

NOI $17,294 @ 7.0% cap · market cap 4.32%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$400.1K

$350.1K – $466.8K (±1% cap)

NOI $28,008 @ 7.0% cap · market cap 7.00%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Storefront properties

Suggested Use

Top Pick Real Estate Agency Building Supply Hair Salon Storage Facility Big Box & Wholesale Store Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

171

Businesses Nearby

5k

Monthly Visits Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Dollar General Shops & Services

4,577 visits/mo 0.4 miles

Demographics for 32234, FL

7,514

Population

3,316

Households

2.3

Avg Household Size

41

Median Age

19%

College-Educated

89%

High-School Grad

152.1 sq mi

ZIP Area

49

Density / Sq Mi

$81,063

Median Household Income

$46,633

Median Earnings

$921

Median Rent

$227,400

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this storefront properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Storefront property - Block construction with public utilities and three-phase electric supports retail, office, and service uses.

Where is this storefront property located?

The property is located at 400 US 90 Baldwin, FL.

What is the asking price?

The asking price for this property is $399,999.

What are key features of this property?

This property features: 1,500‑square‑foot block storefront building on 0.32 acres; Layout can accommodate two separate businesses; Located along US‑90 with access to I‑10 and US‑301