Downtown Ocala Commercial
For Sale
$569,000
44 SE 9TH, Ocala, FL 34471
Versatile commercial property in downtown Ocala, ideal for various uses.
Property Size2,273 SF
Lot Size0.21 Acres
Price / SF$284.50
Days on Market154
Property Features for 44 SE 9TH
General Information
Standard status
Active
Size
2,273 SF
Lot size
0.21 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,238
Building Details
Building Size
2,273 SF
Year Built
1948
Stories
2
Listing Agency:
GOLDEN OCALA REAL ESTATE INC
(352) 613-6613
Listed By:
Tasha Osbourne · License #3304601
(352) 613-6613
Source:
Elliman
Added: Mar 24
Changed: Aug 21
Last Checked: Aug 22 at 9:28AM
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 GOLDEN OCALA REAL ESTATE INC
Investment Insights
Based on property information with market context.
This well-maintained commercial property, exceeding 2,000 square feet, is situated in downtown Ocala, offering visibility, flexibility, and opportunity. Its location is near major hospitals, the Marion County courthouse, and downtown dining, shopping, and business districts. Zoned RO (Residential Office), the property supports a range of uses, including medical office, professional services, boutique business, creative studio, or mixed-use workspace. The layout features a combination of climate-controlled and ventilated areas. A reception area welcomes clients and visitors. The interior provides a balance of open workspace and private offices suitable for collaboration, consultations, or executive use. An upstairs loft offers additional flexibility for a private office, studio, or executive suite. The property's architectural character and indoor-outdoor design elements create an inspiring environment. This property offers a strategic downtown location with long-term value and growth potential.
Key Highlights
- Prime downtown Ocala location offering exceptional visibility and accessibility.
- Versatile RO zoning supports medical, professional, retail, studio, and mixed‑use possibilities.
- Well‑maintained 2,000+ square foot special‑purpose building.
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
$51,720
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
9.09%
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%
$1,034,400
$1.0M
Cap Rate 7%
$738,857
$738.9K
Cap Rate 9%
$574,667
$574.7K
Market Conditions
NOI Build-Up for 2,000 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
$75.1K $37.56/SF
− Vacancy
−$6.2K −$3.08/SF
EGI
$69.0K $34.48/SF
− OpEx
−$17.2K −$8.62/SF
NOI
$51.7K $25.86/SF
Area
Marion County, FL
Vacancy
8.20%
Lease Rate
$37.56 /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%
$1,034,400
Cap Rate 7%
$738,857
Cap Rate 9%
$574,667
Alternative Uses
Best Use
Office B
$738.9K
$646.5K – $862.0K
NOI $51,720 @ 7.0% cap · market cap 9.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$955.6K – $1.27M
NOI $76,451 @ 7.0% cap · market cap 13.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,481
Businesses Nearby
Explore this area
Business Placement
Demographics for 34471, FL
27,632
Population
12,071
Households
2.3
Avg Household Size
43
Median Age
36%
College-Educated
93%
High-School Grad
19.8 sq mi
ZIP Area
1,396
Density / Sq Mi
$60,283
Median Household Income
$37,565
Median Earnings
$1,225
Median Rent
$292,200
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?
Office units - Versatile commercial property in downtown Ocala, ideal for various uses.
Where is this office units located?
The property is located at 44 SE 9TH Ocala, FL.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: Prime downtown Ocala location offering exceptional visibility and accessibility.; Versatile RO zoning supports medical, professional, retail, studio, and mixed‑use possibilities.; Well‑maintained 2,000+ square foot special‑purpose building.
