Neighborhood Retail Center with Highway
For Sale
Contact for pricing
4065-4069 S Suncoast Blvd, Homosassa, FL 34446
Three-unit neighborhood retail center on GNC-zoned land with direct US Highway 19 frontage and dedicated parking.
Property Size4,260 SF
Lot Size0.29 Acres
Price / SF$164.08
Days on Market52
Property Features for 4065-4069 S Suncoast Blvd
General Information
Standard status
Active
Size
4,260 SF
Total Parking Spaces
18
Lot size
0.29 Acres
Property subtype
RETAIL
Zoning
GNC
Site & Location
Traffic Count
27,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
CENTURY 21 J W Morton Real Estate, Inc.
(352) 726-6668
Listed By:
Elias George Kirallah · License #3123414
(352) 400-2635
Source:
Moodyscre
Added: Jul 23
Changed: Sep 10
Last Checked: Sep 12 at 5:13AM
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 CENTURY 21 J W Morton Real Estate, Inc.
Investment Insights
Based on property information with market context.
This three-unit, income-producing neighborhood retail center totals 4,260 square feet across 2,400 SF, 930 SF, and 930 SF units. The property sits on 0.29 acres of GNC-zoned commercial land and includes 18 dedicated parking spaces.
The center is located along US Highway 19, described as the dominant commercial corridor of Homosassa, with 185 feet of direct highway frontage and exposure to 27,000 vehicles per day. Right-in/right-out access is provided via an off-site connection from South Suncoast Blvd. The site is positioned just south of the signalized Grover Cleveland Blvd / Halls River Road intersection.
Currently, two units are occupied and one unit is vacant, presenting an opportunity for an investor to pursue additional occupancy or for an owner-user to offset operating costs with rental income.
The center is located along US Highway 19, described as the dominant commercial corridor of Homosassa, with 185 feet of direct highway frontage and exposure to 27,000 vehicles per day. Right-in/right-out access is provided via an off-site connection from South Suncoast Blvd. The site is positioned just south of the signalized Grover Cleveland Blvd / Halls River Road intersection.
Currently, two units are occupied and one unit is vacant, presenting an opportunity for an investor to pursue additional occupancy or for an owner-user to offset operating costs with rental income.
Key Highlights
- Three‑unit neighborhood retail center totaling 4,260 SF (2,400 SF + 930 SF + 930 SF)
- 0.29‑acre parcel of GNC‑zoned commercial land with 185 ft of direct US Highway 19 frontage
- Exposure to approximately 27,000 vehicles per day along the Homosassa commercial corridor
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
$40,928
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
5.86%
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%
$818,560
$818.6K
Cap Rate 7%
$584,686
$584.7K
Cap Rate 9%
$454,756
$454.8K
Market Conditions
NOI Build-Up for 4,260 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
$63.9K $15.00/SF
− Vacancy
−$5.4K −$1.28/SF
EGI
$58.5K $13.73/SF
− OpEx
−$17.5K −$4.12/SF
NOI
$40.9K $9.61/SF
Area
Citrus County, FL
Vacancy
8.50%
Lease Rate
$15.00 /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%
$818,560
Cap Rate 7%
$584,686
Cap Rate 9%
$454,756
Alternative Uses
Best Use
Retail
$584.7K
$511.6K – $682.1K
NOI $40,928 @ 7.0% cap · market cap 5.86%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$957.2K
$837.6K – $1.12M
NOI $67,005 @ 7.0% cap · market cap 9.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
27,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
394
Businesses Nearby
204k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 43%
Dining 33%
Groceries 15%
Home Improvements & Furnishings 7%
Publix
Groceries
31,508 visits/mo
0.3 miles
RaceTrac
Shops & Services
28,421 visits/mo
0.3 miles
Ollie's Bargain Outlet
Shops & Services
19,966 visits/mo
0.4 miles
McDonald's
Dining
18,123 visits/mo
0.4 miles
Tractor Supply Co.
Home Improvements & Furnishings
11,505 visits/mo
0.3 miles
Demographics for 34446, FL
18,431
Population
9,588
Households
1.9
Avg Household Size
62
Median Age
18%
College-Educated
89%
High-School Grad
29.8 sq mi
ZIP Area
618
Density / Sq Mi
$60,625
Median Household Income
$41,423
Median Earnings
$938
Median Rent
$231,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Three-unit neighborhood retail center on GNC-zoned land with direct US Highway 19 frontage and dedicated parking.
Where is this shopping center located?
The property is located at 4065-4069 S Suncoast Blvd Homosassa, FL.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Three‑unit neighborhood retail center totaling 4,260 SF (2,400 SF + 930 SF + 930 SF); 0.29‑acre parcel of GNC‑zoned commercial land with 185 ft of direct US Highway 19 frontage; Exposure to approximately 27,000 vehicles per day along the Homosassa commercial corridor
