Retail Property in Orange
For Sale
$570,000
465 S Volusia Ave, Orange City, FL 32763
2,790 SF storefront property available for sale.
Property Size2,790 SF
Price / SF$204.30
Days on Market416
Property Features for 465 S Volusia Ave
General Information
Standard status
Active
Size
2,790 SF
Taxes and HOA fees
Annual Taxes
$6,110
Listing Agency:
MAINSTREET REALTY
(305) 588-1192
Listed By:
Chanel Freeman
(305) 588-1192
Source:
Exprealty
Added: Jul 4, 2025
Changed: Aug 23
Last Checked: Aug 23 at 4:35AM
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 MAINSTREET REALTY
Investment Insights
Based on property information with market context.
This commercial real estate property, located in Orange City, Florida, features 2,790 square feet of space. The property is suitable for storefront and retail use.
Key Highlights
- 2,790 SF storefront property
- Property available for sale
- Central air cooling
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
$26,278
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
4.61%
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%
$525,560
$525.6K
Cap Rate 7%
$375,400
$375.4K
Cap Rate 9%
$291,978
$292.0K
Market Conditions
NOI Build-Up for 2,790 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
$41.9K $15.00/SF
− Vacancy
−$4.3K −$1.55/SF
EGI
$37.5K $13.46/SF
− OpEx
−$11.3K −$4.04/SF
NOI
$26.3K $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%
$525,560
Cap Rate 7%
$375,400
Cap Rate 9%
$291,978
Alternative Uses
Best Use
Retail
$375.4K
$328.5K – $438.0K
NOI $26,278 @ 7.0% cap · market cap 4.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$822.7K
$719.8K – $959.8K
NOI $57,586 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
659
Businesses Nearby
31k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 49%
Groceries 48%
Hotels & Casinos 3%
Fancy Fruit and Produce Orange City
Groceries
14,913 visits/mo
0.4 miles
Shell
Shops & Services
4,676 visits/mo
0.3 miles
Chevron
Shops & Services
4,044 visits/mo
0.3 miles
Citgo
Shops & Services
3,541 visits/mo
0.1 miles
Enterprise Rent-A-Car
Shops & Services
1,712 visits/mo
0.2 miles
Demographics for 32763, FL
23,391
Population
11,897
Households
2
Avg Household Size
44
Median Age
22%
College-Educated
90%
High-School Grad
20.9 sq mi
ZIP Area
1,119
Density / Sq Mi
$64,022
Median Household Income
$40,100
Median Earnings
$1,449
Median Rent
$239,700
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
- Orange City Florist — 336 n volusia ave, orange city, fl 32763
Frequently Asked Questions
What type of property is this?
Storefront property - 2,790 SF storefront property available for sale.
Where is this storefront property located?
The property is located at 465 S Volusia Ave Orange City, FL.
What is the asking price?
The asking price for this property is $570,000.
What are key features of this property?
This property features: 2,790 SF storefront property; Property available for sale; Central air cooling
