Warehouse Flex Building with
For Sale
$1,600,000
4450 S Pine Ave, Ocala, FL 34480
Flex warehouse on B-4 zoned land with dock-high doors, drive-in bays, office space, and a fenced rear yard.
Property Size12,000 SF
Lot Size0.77 Acres
Price / SF$133.33
Days on Market49
Property Features for 4450 S Pine Ave
General Information
Standard status
Active
Size
12,000 SF
Lot size
0.77 Acres
Property subtype
Industrial - Warehouse/Distribution
Zoning
B-4
Lease Type
NNN
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Dock-High Doors
2
Drive-In Doors
2
Building Details
Building Size
12,000 SF
Year Built
1958
Units
1
Listing Agency:
Boyd Real Estate Group
Listed By:
Erin Freel · License #3431257
(813) 478-1735
Source:
Commercialcafe
Added: Jul 26
Changed: Sep 8
Last Checked: Sep 12 at 5:04AM
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 Boyd Real Estate Group
Investment Insights
Based on property information with market context.
Flex warehouse property set on B-4 zoned land along Hwy 441/S Pine Ave. The building spans two parcels and is available for immediate occupancy.
The facility includes a functional office component, two dock-high doors at the front, and two drive-in bay doors (one front and one side). A fenced rear yard provides space for outdoor storage, equipment staging, or contractor use.
All windows have been recently replaced, and the landlord is open to tenant improvement allowances. The property is also described as estimated NNN $2.05, and the owner would entertain a sale option.
The facility includes a functional office component, two dock-high doors at the front, and two drive-in bay doors (one front and one side). A fenced rear yard provides space for outdoor storage, equipment staging, or contractor use.
All windows have been recently replaced, and the landlord is open to tenant improvement allowances. The property is also described as estimated NNN $2.05, and the owner would entertain a sale option.
Key Highlights
- 12,000 ± SF warehouse/flex building on 0.77 acres of B‑4 zoned land along Hwy 441 / S Pine Ave.
- Loading includes 2 front dock‑high doors plus 2 drive‑in bay doors (one front, one side).
- Functional office component included within the warehouse/flex layout.
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
$137,658
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
8.60%
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%
$2,753,160
$2.8M
Cap Rate 7%
$1,966,543
$2.0M
Cap Rate 9%
$1,529,533
$1.5M
Market Conditions
NOI Build-Up for 12,000 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
$205.9K $17.16/SF
− Vacancy
−$9.3K −$0.77/SF
EGI
$196.7K $16.39/SF
− OpEx
−$59.0K −$4.92/SF
NOI
$137.7K $11.47/SF
Area
Marion County, FL
Vacancy
4.50%
Lease Rate
$17.16 /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%
$2,753,160
Cap Rate 7%
$1,966,543
Cap Rate 9%
$1,529,533
Alternative Uses
Best Use
Warehouse
$2.39M
$2.09M – $2.79M
NOI $167,156 @ 7.0% cap · market cap 10.45%
Second Best
Industrial
$1.97M
$1.72M – $2.29M
NOI $137,658 @ 7.0% cap · market cap 8.60%
Theoretical Best
Office A
$6.55M
$5.73M – $7.65M
NOI $458,703 @ 7.0% cap · market cap 28.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Dock-high doors
2
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
192
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 34480, FL
21,709
Population
9,864
Households
2.2
Avg Household Size
40
Median Age
28%
College-Educated
93%
High-School Grad
35.2 sq mi
ZIP Area
617
Density / Sq Mi
$75,334
Median Household Income
$40,953
Median Earnings
$1,238
Median Rent
$248,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Flex warehouse on B-4 zoned land with dock-high doors, drive-in bays, office space, and a fenced rear yard.
Where is this flex space located?
The property is located at 4450 S Pine Ave Ocala, FL.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 12,000 ± SF warehouse/flex building on 0.77 acres of B‑4 zoned land along Hwy 441 / S Pine Ave.; Loading includes 2 front dock‑high doors plus 2 drive‑in bay doors (one front, one side).; Functional office component included within the warehouse/flex layout.
