Refreshed Retail
For Sale
$565,000
4950 SUNCOAST BOULEVARD, Homosassa, FL 34446
Updated commercial property with GNC zoning, new building systems, and direct placement along S Suncoast Blvd.
Property Size4,544 SF
Price / SF$124.34
Days on Market9
Property Features for 4950 SUNCOAST BOULEVARD
General Information
Standard status
Active
Size
4,544 SF
Property subtype
Mixed Use
Zoning
GNC
Taxes and HOA fees
Annual Taxes
$3,940
Amenities
3
Flood Zone, US Highway, Asphalt, Paved Road.
Building Details
Year Built
1983
Listing Agency:
PLANTATION REALTY, INC.
(352) 795-0784
Listed By:
Lisa VanDeBoe · License #313915
Source:
Xome
Added: Aug 22
Changed: Aug 29
Last Checked: Aug 28 at 6:44AM
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 PLANTATION REALTY, INC.
Investment Insights
Based on property information with market context.
This retail property at 4950 S Suncoast Blvd was built in 1983 and has undergone extensive interior and exterior improvements. Work includes updated electrical and plumbing, new drywall and paint, new awnings, and four ductless mini-split systems. The property is zoned GNC (General Commercial), with potential applications identified for fitness, daycare, salon or spa, boutique retail, and professional services.
The building sits directly on Hwy 19/S Suncoast Blvd and next to the Withlacoochee State Forest. Its location provides a commercial setting along one of Citrus County’s main transportation corridors, while the adjacent forest creates a distinctive surrounding context. The property is car-dependent, with a Walk Score of 0 and a Bike Score of 28.
The building sits directly on Hwy 19/S Suncoast Blvd and next to the Withlacoochee State Forest. Its location provides a commercial setting along one of Citrus County’s main transportation corridors, while the adjacent forest creates a distinctive surrounding context. The property is car-dependent, with a Walk Score of 0 and a Bike Score of 28.
Key Highlights
- GNC (General Commercial) zoning
- Four ductless mini‑split systems
- Updated electrical and plumbing
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
$43,656
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
7.73%
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%
$873,120
$873.1K
Cap Rate 7%
$623,657
$623.7K
Cap Rate 9%
$485,067
$485.1K
Market Conditions
NOI Build-Up for 4,544 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
$68.2K $15.00/SF
− Vacancy
−$5.8K −$1.28/SF
EGI
$62.4K $13.73/SF
− OpEx
−$18.7K −$4.12/SF
NOI
$43.7K $9.61/SF
Area
Citrus County, FL
Vacancy
8.50%
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%
$873,120
Cap Rate 7%
$623,657
Cap Rate 9%
$485,067
Alternative Uses
Best Use
Retail
$623.7K
$545.7K – $727.6K
NOI $43,656 @ 7.0% cap · market cap 7.73%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.02M
$893.4K – $1.19M
NOI $71,472 @ 7.0% cap · market cap 12.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
236
Businesses Nearby
3k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Truist
Shops & Services
3,072 visits/mo
0.4 miles
Demographics for 34446, FL
18,431
Population
9,588
Households
1.9
Avg Household Size
62
Median Age
18%
College-Educated
89%
High-School Grad
29.8 sq mi
ZIP Area
618
Density / Sq Mi
$60,625
Median Household Income
$41,423
Median Earnings
$938
Median Rent
$231,700
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?
Retail space - Updated commercial property with GNC zoning, new building systems, and direct placement along S Suncoast Blvd.
Where is this retail space located?
The property is located at 4950 SUNCOAST BOULEVARD Homosassa, FL.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: GNC (General Commercial) zoning; Four ductless mini‑split systems; Updated electrical and plumbing
