Flexible Mixed-Use
New
For Sale
$319,000
4539 MILE STRETCH, Holiday, FL 34690
C-2 zoning supports office, retail, medical, restaurant, auto-service, and other commercial uses.
Property Size1,944 SF
Price / SF$178.81
Days on Market2
Property Features for 4539 MILE STRETCH
General Information
Standard status
Active
Size
1,944 SF
Property subtype
Commercial
Zoning
C-2
Taxes and HOA fees
Annual Taxes
$2,497
Building Details
Building Size
1,944 SF
Year Built
1954
Buildings
2
Listing Agency:
eXp Realty LLC
Listed By:
Demetroula Katechis · License #3306127
(845) 633-3723
Source:
Elliman
Added: Sep 11
Last Checked: Sep 11 at 2:37PM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This 1,784-square-foot mixed-use commercial building, constructed in 1954, offers a flexible layout for a range of commercial operations. The interior can be configured as two areas measuring 1,388 square feet and 400 square feet. One office includes a separate rear entrance, full bathroom, and breakroom. The fenced site also contains a storage building, while no flood insurance is required and there is no HOA or monthly fee.
The property is located at 4539 Mile Stretch in Holiday, approximately 200 feet from the signalized intersection of US 19 and Mile Stretch Drive, near the Pasco–Pinellas County line. It sits beside a high-traffic plaza and is about 30 miles from Tampa. C-2 zoning supports retail and commercial services, professional offices, medical facilities, restaurants, auto services, and other higher-intensity commercial uses.
The property is located at 4539 Mile Stretch in Holiday, approximately 200 feet from the signalized intersection of US 19 and Mile Stretch Drive, near the Pasco–Pinellas County line. It sits beside a high-traffic plaza and is about 30 miles from Tampa. C-2 zoning supports retail and commercial services, professional offices, medical facilities, restaurants, auto services, and other higher-intensity commercial uses.
Key Highlights
- 1,784‑square‑foot commercial building constructed in 1954
- C‑2 zoning supports retail, offices, medical facilities, restaurants, auto services, and other commercial uses
- Flexible layout with 1,388 square feet in front and 400 square feet in back
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
$22,157
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
6.95%
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%
$443,140
$443.1K
Cap Rate 7%
$316,529
$316.5K
Cap Rate 9%
$246,189
$246.2K
Market Conditions
NOI Build-Up for 1,784 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
$38.5K $21.60/SF
− Vacancy
−$3.1K −$1.73/SF
EGI
$35.5K $19.87/SF
− OpEx
−$13.3K −$7.45/SF
NOI
$22.2K $12.42/SF
Area
Pasco County, FL
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$443,140
Cap Rate 7%
$316,529
Cap Rate 9%
$246,189
Alternative Uses
Best Use
Mixed Use
$316.5K
$277.0K – $369.3K
NOI $22,157 @ 7.0% cap · market cap 6.95%
Second Best
Retail
$250.2K
$218.9K – $291.9K
NOI $17,514 @ 7.0% cap · market cap 5.49%
Theoretical Best
Office A
$406.4K
$355.6K – $474.1K
NOI $28,447 @ 7.0% cap · market cap 8.92%
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
801
Businesses Nearby
36k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 67%
Dining 22%
Shops & Services 7%
Electronics 4%
Winn-Dixie
Groceries
20,495 visits/mo
0.3 miles
SUBWAY
Dining
4,354 visits/mo
0.0 miles
Save-A-Lot
Groceries
3,895 visits/mo
0.1 miles
Little Caesars Pizza
Dining
3,627 visits/mo
0.0 miles
Fifth Third Bank & ATM
Shops & Services
1,813 visits/mo
0.2 miles
Demographics for 34690, FL
14,115
Population
7,182
Households
2
Avg Household Size
45
Median Age
12%
College-Educated
89%
High-School Grad
3.4 sq mi
ZIP Area
4,151
Density / Sq Mi
$46,167
Median Household Income
$33,824
Median Earnings
$1,225
Median Rent
$152,200
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C-2 zoning supports office, retail, medical, restaurant, auto-service, and other commercial uses.
Where is this mixed-use property located?
The property is located at 4539 MILE STRETCH Holiday, FL.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: 1,784‑square‑foot commercial building constructed in 1954; C‑2 zoning supports retail, offices, medical facilities, restaurants, auto services, and other commercial uses; Flexible layout with 1,388 square feet in front and 400 square feet in back
