Mixed-Use Property with
For Sale
Contact for pricing
4643 Clyde Morris Boulevard, Port Orange, FL 32129
Two combined units with showroom, offices, and warehouse space.
Property Size2,280 SF
Price / SF$175.39
Days on Market871
Property Features for 4643 Clyde Morris Boulevard
General Information
Standard status
Active
Size
2,280 SF
Property subtype
Office, Special Purpose, Retail, Industrial, Mixed Use
Building Details
Year Built
2005
Units
2
Listing Agency:
Realty Pros Assured
(386) 566-8092
Listed By:
Mark Card
Source:
Crexi
Added: Mar 26, 2024
Changed: Aug 8
Last Checked: Aug 8 at 4:24AM
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 Realty Pros Assured
Investment Insights
Based on property information with market context.
This property consists of two units in Gulfstream Village Condo, custom-built into one, featuring a showroom, four offices, and a warehouse with a roll-up door. The property includes two parcels: 630829033040 and 630829033050. It could be easily separated into two 1,154 square-foot units. Zoned Community Commercial, the monthly CAM fee is $730.83, covering common area maintenance, exterior paint, lawn care, and water. There is one meter, and the average monthly electric cost is $200. The total property size is 2,280 square feet.
Key Highlights
- Custom‑built combination of two units offering a showroom, 4 offices, and warehouse space.
- Potential to easily separate back into two individual 1,154 sqft units.
- Includes a warehouse with a roll‑up door.
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
$34,166
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
8.54%
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%
$683,320
$683.3K
Cap Rate 7%
$488,086
$488.1K
Cap Rate 9%
$379,622
$379.6K
Market Conditions
NOI Build-Up for 2,280 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
$49.2K $21.60/SF
− Vacancy
−$3.7K −$1.62/SF
EGI
$45.6K $19.98/SF
− OpEx
−$11.4K −$5.00/SF
NOI
$34.2K $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%
$683,320
Cap Rate 7%
$488,086
Cap Rate 9%
$379,622
Alternative Uses
Best Use
Office B
$488.1K
$427.1K – $569.4K
NOI $34,166 @ 7.0% cap · market cap 8.54%
Second Best
Mixed Use
$402.3K
$352.1K – $469.4K
NOI $28,164 @ 7.0% cap · market cap 7.04%
Theoretical Best
Office A
$672.3K
$588.2K – $784.3K
NOI $47,059 @ 7.0% cap · market cap 11.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two combined units with showroom, offices, and warehouse space.
Where is this mixed-use property located?
The property is located at 4643 Clyde Morris Boulevard Port Orange, FL.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Custom‑built combination of two units offering a showroom, 4 offices, and warehouse space.; Potential to easily separate back into two individual 1,154 sqft units.; Includes a warehouse with a roll‑up door.
