Mixed-Use Building with Retail
For Sale
$750,000
519 NW 10th Ave, Gainesville, FL 32601
Gutted interior with approved plans and active permits for restaurant or retail build-out.
Property Size6,019 SF
Price / SF$124.61
Days on Market27
Property Features for 519 NW 10th Ave
General Information
Standard status
Active
Size
6,019 SF
Additional Details
Corner Location
Yes
Building Details
Year Built
1963
Buildings
1
Listing Agency:
SMITH & ASSOCIATES REAL ESTATE
(352) 222-4850
Listed By:
Son Vo · License #SL3372693
Source:
Livewelltampabay
Added: Aug 4
Changed: Aug 29
Last Checked: Aug 29 at 4:42PM
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 SMITH & ASSOCIATES REAL ESTATE
Investment Insights
Based on property information with market context.
The 6,019-square-foot mixed-use building at 519 NW 10th Ave is positioned on a signalized corner in Gainesville’s Grove Street District. The interior has been gutted, providing a clean starting point for redevelopment. The sale includes approved architectural plans, mechanical and structural engineering drawings, active building permits, restaurant design plans, and branding assets. Zoning supports restaurant and/or retail use, subject to verification with the City of Gainesville.
The property sits along the Grove Street corridor near Cypress & Grove Brewing Company and established independent retail and food-and-beverage businesses. Its corner setting includes pedestrian activity, while the adjacent-lot Grove Street Farmers Market operates weekly on Mondays from 4–7 PM. The market draws over 1,000 visitors and 92 vendors per week, adding recurring activity to the surrounding area.
The property sits along the Grove Street corridor near Cypress & Grove Brewing Company and established independent retail and food-and-beverage businesses. Its corner setting includes pedestrian activity, while the adjacent-lot Grove Street Farmers Market operates weekly on Mondays from 4–7 PM. The market draws over 1,000 visitors and 92 vendors per week, adding recurring activity to the surrounding area.
Key Highlights
- 6,019 SF mixed‑use building on a prominent corner lot
- Signalized intersection at NW 10th Ave and NW 6th St
- Gutted interior prepared for tenant build‑out
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
$63,819
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
8.51%
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%
$1,276,380
$1.3M
Cap Rate 7%
$911,700
$911.7K
Cap Rate 9%
$709,100
$709.1K
Market Conditions
NOI Build-Up for 6,019 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
$97.5K $16.20/SF
− Vacancy
−$6.3K −$1.05/SF
EGI
$91.2K $15.15/SF
− OpEx
−$27.4K −$4.54/SF
NOI
$63.8K $10.60/SF
Area
Gainesville, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$1,276,380
Cap Rate 7%
$911,700
Cap Rate 9%
$709,100
Alternative Uses
Best Use
Specialty Retail
$1.02M
$895.9K – $1.19M
NOI $71,668 @ 7.0% cap · market cap 9.56%
Second Best
Mixed Use
$993.1K
$869.0K – $1.16M
NOI $69,519 @ 7.0% cap · market cap 9.27%
Theoretical Best
Office A
$1.49M
$1.30M – $1.74M
NOI $104,355 @ 7.0% cap · market cap 13.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,389
Businesses Nearby
111k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 37%
Dining 33%
Shops & Services 15%
Apparel 12%
Publix
Groceries
40,701 visits/mo
0.3 miles
Zaxby's Chicken Fingers & Buffalo Wings
Dining
14,655 visits/mo
0.3 miles
Popeyes Louisiana Kitchen
Dining
10,795 visits/mo
0.5 miles
Hibbett Sports
Apparel
6,198 visits/mo
0.3 miles
Domino's Pizza
Dining
5,571 visits/mo
0.5 miles
Demographics for 32601, FL
22,039
Population
11,204
Households
2
Avg Household Size
27
Median Age
62%
College-Educated
97%
High-School Grad
4.6 sq mi
ZIP Area
4,791
Density / Sq Mi
$30,878
Median Household Income
$18,954
Median Earnings
$1,092
Median Rent
$284,200
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?
Mixed-use property - Gutted interior with approved plans and active permits for restaurant or retail build-out.
Where is this mixed-use property located?
The property is located at 519 NW 10th Ave Gainesville, FL.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 6,019 SF mixed‑use building on a prominent corner lot; Signalized intersection at NW 10th Ave and NW 6th St; Gutted interior prepared for tenant build‑out
