For Sale
$930,913
4965 91st Terrace, Gainesville, FL 32608
Mixed-use properties
Property Size6,460 SF
Price / SF$144.10
Days on Market400
Property Features for 4965 91st Terrace
General Information
Standard status
Active
Size
6,460 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$17,162
Amenities
Central Air
3
Shared Driveway.
Central Business District.
Building Details
Year Built
2022
Stories
1
Listing Agency:
MANAGEMENT CONSULTING & STRATEGY GROUP
(352) 379-5000
Listed By:
Larina Hintze · License #3164355
Source:
Xome
Added: Jul 23, 2025
Changed: Aug 25
Last Checked: Aug 25 at 6:41AM
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 MANAGEMENT CONSULTING & STRATEGY GROUP
Investment Insights
Based on property information with market context.
Key Highlights
- Portfolio of five income‑generating buildings in the desirable Haile Village Center.
- Ground floor commercial unit (2,497 sq ft) is fully remodeled and suitable for various uses with flexible month‑to‑month lease.
- Two upstairs 2BR residential units provide steady income with existing leases.
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
$74,613
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
8.02%
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%
$1,492,260
$1.5M
Cap Rate 7%
$1,065,900
$1.1M
Cap Rate 9%
$829,033
$829.0K
Market Conditions
NOI Build-Up for 6,460 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
$135.7K $21.00/SF
− Vacancy
−$16.3K −$2.52/SF
EGI
$119.4K $18.48/SF
− OpEx
−$44.8K −$6.93/SF
NOI
$74.6K $11.55/SF
Area
Gainesville, FL
Vacancy
12.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,492,260
Cap Rate 7%
$1,065,900
Cap Rate 9%
$829,033
Alternative Uses
Best Use
Mixed Use
$1.07M
$932.7K – $1.24M
NOI $74,613 @ 7.0% cap · market cap 8.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.60M
$1.40M – $1.87M
NOI $112,001 @ 7.0% cap · market cap 12.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
Demographics for 32608, FL
55,540
Population
25,939
Households
2.1
Avg Household Size
29
Median Age
58%
College-Educated
95%
High-School Grad
44.5 sq mi
ZIP Area
1,248
Density / Sq Mi
$60,182
Median Household Income
$34,991
Median Earnings
$1,357
Median Rent
$340,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
Where is this mixed-use property located?
The property is located at 4965 91st Terrace Gainesville, FL.
What is the asking price?
The asking price for this property is $930,913.
What are key features of this property?
This property features: Portfolio of five income‑generating buildings in the desirable Haile Village Center.; Ground floor commercial unit (2,497 sq ft) is fully remodeled and suitable for various uses with flexible month‑to‑month lease.; Two upstairs 2BR residential units provide steady income with existing leases.
