Taxiway-Access Air
For Sale
$1,349,900
541 Skyway Dr, Edgewater, FL 32132
Three occupied units combine conditioned office areas with aircraft storage space and airpark access.
Property Size7,300 SF
Price / SF$390.14
Days on Market10
Property Features for 541 Skyway Dr
General Information
Standard status
Active
Size
7,300 SF
Zoning
I-1
Occupancy
100%
Warehouse & Industrial
Office Build-Out
900 SF
Mezzanine
900 SF
Amenities
airplane tie downs
Building Details
Year Built
1990
Buildings
1
Building Size
7,300 SF
Listing Agency:
SALTY CITY REALTY
(386) 295-9299
Listed By:
Pete Klironomos · License #BK3410351
Source:
Chenoregroup
Added: Aug 20
Changed: Aug 28
Last Checked: Aug 28 at 8:56PM
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 SALTY CITY REALTY
Investment Insights
Based on property information with market context.
This aviation property is an approximately 7,300-SF demised air hangar building within Massey Ranch Industrial Airpark in Edgewater. The layout includes three units: 960 SF of HVAC'd space, 2,500 SF of HVAC'd space with an approximately 900-SF mezzanine office, and 3,840 SF of non-climatized aircraft hangar area. The building was constructed in 1990, and the units are occupied through leases or owner use.
The building has direct taxiway access and four aircraft tie-down spaces along the southern elevation. That frontage provides an unobstructed view toward the southern portion of the airstrip. The property is zoned I-1 (Light Industrial) under the City of Edgewater's planning and zoning framework and is subject to the airport licensing agreement governing Massey Ranch Airpark.
The building has direct taxiway access and four aircraft tie-down spaces along the southern elevation. That frontage provides an unobstructed view toward the southern portion of the airstrip. The property is zoned I-1 (Light Industrial) under the City of Edgewater's planning and zoning framework and is subject to the airport licensing agreement governing Massey Ranch Airpark.
Key Highlights
- Approximately 7,300 SF demised air hangar building
- Three units: 960 SF, 2,500 SF, and 3,840 SF
- 2,500‑SF unit includes an approximately 900‑SF mezzanine office
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
$39,017
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
2.89%
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%
$780,340
$780.3K
Cap Rate 7%
$557,386
$557.4K
Cap Rate 9%
$433,522
$433.5K
Market Conditions
NOI Build-Up for 3,460 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
$65.6K $18.96/SF
− Vacancy
−$5.6K −$1.61/SF
EGI
$60.0K $17.35/SF
− OpEx
−$21.0K −$6.07/SF
NOI
$39.0K $11.28/SF
Area
Volusia County, FL
Vacancy
8.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
35.00%
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%
$780,340
Cap Rate 7%
$557,386
Cap Rate 9%
$433,522
Alternative Uses
Best Use
Flex RnD
$557.4K
$487.7K – $650.3K
NOI $39,017 @ 7.0% cap · market cap 2.89%
Second Best
Industrial
$294.3K
$257.5K – $343.3K
NOI $20,599 @ 7.0% cap · market cap 1.53%
Theoretical Best
Office A
$1.02M
$892.7K – $1.19M
NOI $71,414 @ 7.0% cap · market cap 5.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
151
Businesses Nearby
Explore this area
Business Placement
Demographics for 32132, FL
8,189
Population
4,266
Households
1.9
Avg Household Size
52
Median Age
19%
College-Educated
93%
High-School Grad
7.0 sq mi
ZIP Area
1,170
Density / Sq Mi
$53,860
Median Household Income
$34,816
Median Earnings
$1,316
Median Rent
$234,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Aviation real estate - Three occupied units combine conditioned office areas with aircraft storage space and airpark access.
Where is this aviation real estate located?
The property is located at 541 Skyway Dr Edgewater, FL.
What is the asking price?
The asking price for this property is $1,349,900.
What are key features of this property?
This property features: Approximately 7,300 SF demised air hangar building; Three units: 960 SF, 2,500 SF, and 3,840 SF; 2,500‑SF unit includes an approximately 900‑SF mezzanine office
