Four-Unit Mixed-Use
New
For Sale
$795,000
5214 SW 91ST WAY, Gainesville, FL 32608
Two ground-floor commercial spaces sit beneath a pair of one-bedroom apartments in this income-producing configuration.
Property Size3,240 SF
Price / SF$245.37
Days on Market4
Property Features for 5214 SW 91ST WAY
General Information
Standard status
Active
Size
3,240 SF
Property subtype
Mixed Use
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
2006
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
BHGRE THOMAS GROUP
(352) 226-8228
Listed By:
Billy Bennett · License #3591407
(904) 687-7876
Source:
Endlesssummerrealty
Added: Sep 30
Changed: Oct 3
Last Checked: Oct 3 at 12:59AM
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 BHGRE THOMAS GROUP
Investment Insights
Based on property information with market context.
This 3,240-square-foot mixed-use building, completed in 2006, combines two office or retail spaces on the ground floor with two one-bedroom, one-bath apartments above. A recently installed metal roof and exterior repairs completed in 2025 are among the property’s documented improvements.
The building is located in Haile Plantation Village Center, where the setting includes a weekly farmers market and seasonal community events such as Oktoberfest and a Christmas light celebration.
The building is located in Haile Plantation Village Center, where the setting includes a weekly farmers market and seasonal community events such as Oktoberfest and a Christmas light celebration.
Key Highlights
- 3,240‑square‑foot building completed in 2006
- Two ground‑floor office or retail spaces
- Two upstairs apartments, each with 1 bedroom and 1 bathroom
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
$37,422
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
4.71%
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%
$748,440
$748.4K
Cap Rate 7%
$534,600
$534.6K
Cap Rate 9%
$415,800
$415.8K
Market Conditions
NOI Build-Up for 3,240 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
$68.0K $21.00/SF
− Vacancy
−$8.2K −$2.52/SF
EGI
$59.9K $18.48/SF
− OpEx
−$22.5K −$6.93/SF
NOI
$37.4K $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%
$748,440
Cap Rate 7%
$534,600
Cap Rate 9%
$415,800
Alternative Uses
Best Use
Mixed Use
$534.6K
$467.8K – $623.7K
NOI $37,422 @ 7.0% cap · market cap 4.71%
Second Best
Retail
$490.8K
$429.4K – $572.6K
NOI $34,353 @ 7.0% cap · market cap 4.32%
Theoretical Best
Office A
$802.5K
$702.2K – $936.2K
NOI $56,174 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two ground-floor commercial spaces sit beneath a pair of one-bedroom apartments in this income-producing configuration.
Where is this mixed-use property located?
The property is located at 5214 SW 91ST WAY Gainesville, FL.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 3,240‑square‑foot building completed in 2006; Two ground‑floor office or retail spaces; Two upstairs apartments, each with 1 bedroom and 1 bathroom
