Remodeled Signalized-Corner
New
For Sale
$299,900
401 N DIXIE Avenue, Fruitland Park, FL 34731
Commercial Sale, FRUITLAND PARK, FL
Property Size1,100 SF
Lot Size0.19 Acres
Price / SF$272.64
Days on Market4
Property Features for 401 N DIXIE Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Basement
Crawl Space
Subdivision
FRUITLAND PARK L CO L O ASSN
Directions
Take 441 to Fruitland Park, turn right W MClendon St, turn right N Old Dixie Hwy.
Standard status
Active
APN
04-19-24-0600-000-00100
Size
1,100 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
FRUITLAND PARK LAKE COUNTY LAND OWNERS ASSN SUB LOT 1 N OF HWY LOT 2--LESS BEG INTERSECTION OF N R/W LINE OF HWY #C-466A & W'LY R/W US HWY 441 W'LY ALONG R/W OF C-466A 141.55 FT N 10 FT WITH CHANGE OF R/W W PARALLEL WITH SAID CENTERLINE OF CR 466A A DIST OF 200.70 FT S 10 FT W ALONG SAID N LINE OF CR 466A A DIST OF 41.52 FT N 15-34-53 W 89.89 FT TO N LINE OF LOT 2 E ALONG N LINE OF LOT 2 TO W'LY R/W LINE OF HWY 441 S'LY ALONG R/W 87.20 FT TO POB & LESS FROM NE COR OF SE 1/4 RUN S 01-32-45 W ALON G E LINE OF SE 1/4 A DIST OF 1227.83 FT TO A POINT ON A LINE PROJECTED E'LY FROM N LINE OF LOT 2 THENCE RUN N 89-16-55 W ALONG SAID N LINE OF LOT 2 A DIST OF 939.94 FT TO A POINT ON THE EXISTING E R/W LINE OF CR 25A THENCE RUN S 0-47-32 W ALONG
Tax Annual Amount
1672
Legal Description
FRUITLAND PARK LAKE COUNTY LAND OWNERS ASSN SUB LOT 1 N OF HWY LOT 2--LESS BEG INTERSECTION OF N R/W LINE OF HWY #C-466A & W'LY R/W US HWY 441 W'LY ALONG R/W OF C-466A 141.55 FT N 10 FT WITH CHANGE OF R/W W PARALLEL WITH SAID CENTERLINE OF CR 466A A DIST OF 200.70 FT S 10 FT W ALONG SAID N LINE OF CR 466A A DIST OF 41.52 FT N 15-34-53 W 89.89 FT TO N LINE OF LOT 2 E ALONG N LINE OF LOT 2 TO W'LY R/W LINE OF HWY 441 S'LY ALONG R/W 87.20 FT TO POB & LESS FROM NE COR OF SE 1/4 RUN S 01-32-45 W ALON G E LINE OF SE 1/4 A DIST OF 1227.83 FT TO A POINT ON A LINE PROJECTED E'LY FROM N LINE OF LOT 2 THENCE RUN N 89-16-55 W ALONG SAID N LINE OF LOT 2 A DIST OF 939.94 FT TO A POINT ON THE EXISTING E R/W LINE OF CR 25A THENCE RUN S 0-47-32 W ALONG
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1910
Floors in Building
1
Flooring type
Vinyl
Building materials
Frame, Wood Siding
Roof type
Shingle
Listing Agency:
ALL FLORIDA HOMES REALTY LLC
(352) 789-5083
Listed By:
Nichole Roberts · License #3145616
(352) 239-2485
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 24 at 3:06AM
MLS# OM732661
Copyright © 2026 Stellar MLS. 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 1,100-square-foot storefront property occupies a 0.19-acre commercial site in Fruitland Park. The building, constructed in 1910, has been extensively updated for current occupancy, with new electrical service, air conditioning, plumbing improvements, flooring, cabinets, granite countertops, interior paint, and a handicap-accessible ramp. A new parking lot was completed in 2025, while the shingle roof is estimated to date from 2017. The property includes frame construction with wood siding, vinyl flooring, heat-pump heating, central air, public water, and public sewer.
Positioned at a signalized corner along a main corridor leading to The Villages, the site offers direct corridor exposure and convenient access. C-1 zoning supports its commercial storefront classification.
Positioned at a signalized corner along a main corridor leading to The Villages, the site offers direct corridor exposure and convenient access. C-1 zoning supports its commercial storefront classification.
Key Highlights
- 1,100‑square‑foot storefront on a 0.19‑acre site
- C‑1 zoning in Fruitland Park
- Signalized corner along a corridor leading to The Villages
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
$13,015
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
4.34%
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%
$260,300
$260.3K
Cap Rate 7%
$185,929
$185.9K
Cap Rate 9%
$144,611
$144.6K
Market Conditions
NOI Build-Up for 1,100 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
$19.8K $18.00/SF
− Vacancy
−$1.2K −$1.10/SF
EGI
$18.6K $16.90/SF
− OpEx
−$5.6K −$5.07/SF
NOI
$13.0K $11.83/SF
Area
Lake County, FL
Vacancy
6.10%
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%
$260,300
Cap Rate 7%
$185,929
Cap Rate 9%
$144,611
Alternative Uses
Best Use
Retail
$185.9K
$162.7K – $216.9K
NOI $13,015 @ 7.0% cap · market cap 4.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$313.0K
$273.9K – $365.2K
NOI $21,912 @ 7.0% cap · market cap 7.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
236
Businesses Nearby
22k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 87%
Dining 13%
Circle K
Shops & Services
11,967 visits/mo
0.0 miles
Family Dollar
Shops & Services
5,461 visits/mo
0.1 miles
Little Caesars Pizza
Dining
2,779 visits/mo
0.0 miles
FedEx Office Print & Ship Center
Shops & Services
1,530 visits/mo
0.3 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - C-1 zoning, updated building systems, and access along a corridor leading to The Villages.
Where is this storefront property located?
The property is located at 401 N DIXIE Avenue Fruitland Park, FL.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: 1,100‑square‑foot storefront on a 0.19‑acre site; C‑1 zoning in Fruitland Park; Signalized corner along a corridor leading to The Villages
