High-Visibility
For Sale
$850,000
454 N PARK Avenue, Apopka, FL 32712
COMMERCIAL - APOPKA, FL
Property Size1,598 SF
Lot Size0.50 Acres
Price / SF$531.91
Days on Market339
Property Features for 454 N PARK Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-C
Subdivision
DREAM LAKE HEIGHTS
Lot features
Corner Lot, Fire Hydrant, City Limits, Near Public Transit, Sidewalk, Street Lights, Paved
Directions
Located on Park Ave. across the street from Apopka Middle School.
Standard status
Active
APN
04-21-28-2204-01-010
Size
1,598 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
DREAM LAKE HEIGHTS H/104 LOTS 1 & 2 (LESS BEG SE COR LOT 1 RUN W 192.18 FT TO SWCOR LOT 2 N 33.40 FT E 192.18 FT S 33.12 FT TO POB) BLK A
Tax Annual Amount
4755
Legal Description
DREAM LAKE HEIGHTS H/104 LOTS 1 & 2 (LESS BEG SE COR LOT 1 RUN W 192.18 FT TO SWCOR LOT 2 N 33.40 FT E 192.18 FT S 33.12 FT TO POB) BLK A
Utilities
Sewer type
Public Sewer
Heating system
Central, Ductless (Heating)
Cooling system
Wall/Window Unit(s), Window Unit(s), Central Air
Water source
Public
Building Details
Year built
1964
Floors in Building
1
Flooring type
Concrete
Building materials
Block
Roof type
Metal, Membrane
Listing Agency:
ARROWSMITH REALTY, INC
(407) 992-8955
Listed By:
Natalie Arrowsmith · License #BK3206753
(407) 992-8955
Added: Sep 4, 2025
Changed: Aug 7
Last Checked: Aug 8 at 12:06AM
MLS# G5101011
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.
Located inside Apopka city limits on the Park Ave corridor, 454 N Park Avenue is a high-visibility storefront site. The property sits on a 0.5-acre lot and includes 1,598 SF of existing retail space with block construction, concrete flooring, and a roof system with membrane and metal components. Heating is provided by central and ductless options, with cooling via central air plus window and wall/window units. Public water and public sewer are available.
The site is zoned Community Commercial (C-C) and is described as supporting a broad range of neighborhood-serving uses such as retail/market, cafe/restaurant, specialty food, personal services, office/medical, and boutique concepts (buyer to verify). The location is positioned for easy ingress/egress with on-site parking, and the property is noted for strong daily traffic along Park Avenue.
An assemblage option is also available: combining 454 Park Ave with the adjacent 452 and 438 Park Ave to create a larger multi-parcel footprint with more frontage, shared parking, and improved circulation, subject to City approvals. Buyer to verify all measurements, utilities, access, impact fees, and permitted uses with the City of Apopka.
The site is zoned Community Commercial (C-C) and is described as supporting a broad range of neighborhood-serving uses such as retail/market, cafe/restaurant, specialty food, personal services, office/medical, and boutique concepts (buyer to verify). The location is positioned for easy ingress/egress with on-site parking, and the property is noted for strong daily traffic along Park Avenue.
An assemblage option is also available: combining 454 Park Ave with the adjacent 452 and 438 Park Ave to create a larger multi-parcel footprint with more frontage, shared parking, and improved circulation, subject to City approvals. Buyer to verify all measurements, utilities, access, impact fees, and permitted uses with the City of Apopka.
Key Highlights
- 0.5‑acre lot with 1,598 SF existing storefront space at 454 N Park Avenue
- Zoned Community Commercial (C‑C) inside Apopka city limits
- High‑visibility Park Ave corridor positioning with easy ingress/egress and on‑site parking
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
$31,380
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
3.69%
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%
$627,600
$627.6K
Cap Rate 7%
$448,286
$448.3K
Cap Rate 9%
$348,667
$348.7K
Market Conditions
NOI Build-Up for 1,598 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
$46.4K $29.04/SF
− Vacancy
−$1.6K −$0.99/SF
EGI
$44.8K $28.05/SF
− OpEx
−$13.4K −$8.42/SF
NOI
$31.4K $19.64/SF
Area
Orange County, FL
Vacancy
3.40%
Lease Rate
$29.04 /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%
$627,600
Cap Rate 7%
$448,286
Cap Rate 9%
$348,667
Alternative Uses
Best Use
Retail
$448.3K
$392.3K – $523.0K
NOI $31,380 @ 7.0% cap · market cap 3.69%
Second Best
Specialty Retail
$440.3K
$385.2K – $513.7K
NOI $30,819 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$454.7K
$397.9K – $530.5K
NOI $31,832 @ 7.0% cap · market cap 3.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
316
Businesses Nearby
23k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 45%
Electronics 5%
Taco Bell
Dining
9,090 visits/mo
0.4 miles
Family Dollar
Shops & Services
7,726 visits/mo
0.5 miles
O'Reilly Auto Parts
Shops & Services
3,141 visits/mo
0.5 miles
Cricket Wireless Authorized Retailer
Electronics
1,254 visits/mo
0.4 miles
Pizza Hut
Dining
1,195 visits/mo
0.4 miles
Demographics for 32712, FL
50,085
Population
17,601
Households
2.8
Avg Household Size
41
Median Age
37%
College-Educated
90%
High-School Grad
71.5 sq mi
ZIP Area
700
Density / Sq Mi
$106,264
Median Household Income
$47,049
Median Earnings
$1,995
Median Rent
$389,900
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?
Storefront property - Community Commercial (C-C) storefront in Apopka with block construction, public water and sewer, and on-site parking.
Where is this storefront property located?
The property is located at 454 N PARK Avenue Apopka, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 0.5‑acre lot with 1,598 SF existing storefront space at 454 N Park Avenue; Zoned Community Commercial (C‑C) inside Apopka city limits; High‑visibility Park Ave corridor positioning with easy ingress/egress and on‑site parking
