Office Suite with Roll-Up
New
For Sale
$335,000
4639 S Clyde Morris Boulevard, Port Orange, FL 32129
Commercial Sale, Port Orange, FL
Property Size1,385 SF
Lot Size0.03 Acres
Price / SF$241.88
Days on Market2
Property Features for 4639 S Clyde Morris Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
Parking Lot
Subdivision
Gulfstream Villas, A Condo
Directions
I-95 & Taylor Rd Exit; East on Dunlawton Ave; North on Clyde Morris Blvd. Unit located at the corner of Clyde Morris & Herbert St in the Gulfstream Village Complex.
Standard status
Active
APN
6308-29-01-1060
Size
1,385 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
UNIT 106 BLDG 1 GULFSTREAM VILLAGE CONDO PER OR 5177 PG 4054 PER OR 6119 PG 3123
Tax Annual Amount
3978
HOA Fee
$4,409 Annually
Legal Description
UNIT 106 BLDG 1 GULFSTREAM VILLAGE CONDO PER OR 5177 PG 4054 PER OR 6119 PG 3123
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Flooring type
Carpet, Laminate, Tile
Building materials
Concrete
Listing Agency:
Realty Pros Assured
(386) 767-7653
Listed By:
Joseph Santin
(916) 671-6647
Added: Sep 23
Changed: Sep 24
Last Checked: Sep 24 at 7:06PM
MLS# 1231128
Copyright © 2026 Daytona Beach Area Association of Realtors. 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.
This 1,385-square-foot office suite in Gulfstream Village contains five offices, a reception area, a large conference room, a kitchenette, and one bathroom. An office includes additional water and sewer connections for a sink or shower. A roll-up door provides oversized access. The building was constructed in 2005 and has concrete construction, with carpet, laminate, and tile flooring. Central air conditioning and central electric heat serve the space.
The property is in the same building as Greater Fitness. Gulfstream Village includes retail and office tenants, with parking in a lot and rear spaces reserved for tenants. Public water and sewer serve the property.
The property is in the same building as Greater Fitness. Gulfstream Village includes retail and office tenants, with parking in a lot and rear spaces reserved for tenants. Public water and sewer serve the property.
Key Highlights
- 1,385 square feet with five offices
- Reception area, large conference room, kitchenette, and bathroom
- Roll‑up door for oversized access
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
$20,754
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
6.20%
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%
$415,080
$415.1K
Cap Rate 7%
$296,486
$296.5K
Cap Rate 9%
$230,600
$230.6K
Market Conditions
NOI Build-Up for 1,385 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
$29.9K $21.60/SF
− Vacancy
−$2.2K −$1.62/SF
EGI
$27.7K $19.98/SF
− OpEx
−$6.9K −$5.00/SF
NOI
$20.8K $14.99/SF
Area
Volusia County, FL
Vacancy
7.50%
Lease Rate
$21.60 /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%
$415,080
Cap Rate 7%
$296,486
Cap Rate 9%
$230,600
Alternative Uses
Best Use
Office B
$296.5K
$259.4K – $345.9K
NOI $20,754 @ 7.0% cap · market cap 6.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$408.4K
$357.3K – $476.4K
NOI $28,586 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
524
Businesses Nearby
Explore this area
Business Placement
Demographics for 32129, FL
21,594
Population
11,991
Households
1.8
Avg Household Size
50
Median Age
25%
College-Educated
93%
High-School Grad
7.5 sq mi
ZIP Area
2,879
Density / Sq Mi
$65,936
Median Household Income
$39,226
Median Earnings
$1,538
Median Rent
$241,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - A multi-room business suite pairs private offices with a conference room and rear tenant parking.
Where is this office units located?
The property is located at 4639 S Clyde Morris Boulevard Port Orange, FL.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: 1,385 square feet with five offices; Reception area, large conference room, kitchenette, and bathroom; Roll‑up door for oversized access
