Storefront Retail
For Sale
$360,000
4649 Clyde Morris Boulevard, Port Orange, FL 32129
Nail salon business, furnishings, inventory, and customer list are included with the commercial space.
Property Size1,385 SF
Price / SF$259.93
Days on Market3797
Property Features for 4649 Clyde Morris Boulevard
General Information
Standard status
Active
Size
1,385 SF
Property subtype
General Commercial
Additional Details
Business Included
Yes
Amenities
3
Metal, Concrete
Paved Driveway.
Interstate Service Road, Asphalt.
Building Details
Year Built
2005
Stories
1
Listing Agency:
(386) 243-7322
Listed By:
Keyes Company
(386) 243-7322
Source:
Xome
Added: Apr 9, 2016
Changed: Aug 31
Last Checked: Aug 31 at 1:07PM
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 Keyes Company
Investment Insights
Based on property information with market context.
This storefront retail property at 4649 Clyde Morris Boulevard, Unit 605, in Port Orange includes a 1,385-square-foot commercial space and an established nail salon business. The sale includes furniture, fixtures, equipment, inventory, and the customer list, with no debt associated with the business. The interior has been upgraded and maintained, and the storefront occupies a front position within the Gulfstream Village condominium complex.
Built in 2005, the property is situated near the intersection of two primary traffic arteries and includes ample parking. The site features a paved driveway and an asphalt interstate service road, providing a defined commercial setting for the existing salon operation.
Built in 2005, the property is situated near the intersection of two primary traffic arteries and includes ample parking. The site features a paved driveway and an asphalt interstate service road, providing a defined commercial setting for the existing salon operation.
Key Highlights
- 1,385‑square‑foot storefront retail space in Port Orange
- Established nail salon business included with the property
- Furniture, fixtures, equipment, inventory, and customer list convey
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
$13,045
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
3.62%
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%
$260,900
$260.9K
Cap Rate 7%
$186,357
$186.4K
Cap Rate 9%
$144,944
$144.9K
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
$20.8K $15.00/SF
− Vacancy
−$2.1K −$1.55/SF
EGI
$18.6K $13.46/SF
− OpEx
−$5.6K −$4.04/SF
NOI
$13.0K $9.42/SF
Area
Volusia County, FL
Vacancy
10.30%
Lease Rate
$15.00 /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%
$260,900
Cap Rate 7%
$186,357
Cap Rate 9%
$144,944
Alternative Uses
Best Use
Retail
$186.4K
$163.1K – $217.4K
NOI $13,045 @ 7.0% cap · market cap 3.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$408.4K
$357.3K – $476.4K
NOI $28,586 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
450
Businesses Nearby
10k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 51%
Dining 45%
Home Improvements & Furnishings 3%
Circle K
Shops & Services
5,208 visits/mo
0.0 miles
Ritter's Frozen Custard
Dining
4,600 visits/mo
0.0 miles
Badcock Home Furniture & More
Home Improvements & Furnishings
329 visits/mo
0.1 miles
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Best Wishes of Port Orange — 4626 S Clyde Morris Blvd Suite 4, Port Orange, FL 32129
Frequently Asked Questions
What type of property is this?
Storefront property - Nail salon business, furnishings, inventory, and customer list are included with the commercial space.
Where is this storefront property located?
The property is located at 4649 Clyde Morris Boulevard Port Orange, FL.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: 1,385‑square‑foot storefront retail space in Port Orange; Established nail salon business included with the property; Furniture, fixtures, equipment, inventory, and customer list convey
