Mobile Home & RV Park
For Sale
$520,000
5564 W Bayshore Drive, Port Orange, FL 32127
COMMERCIAL - Port Orange, FL
Property Size5,000 SF
Lot Size0.48 Acres
Price / SF$104
Days on Market49
Property Features for 5564 W Bayshore Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Full bathrooms
5
Rooms
Bathroom 2, Bathroom 3, Bathroom 1, Bathroom 4, Bathroom 5
Parking features
Off Street
Directions
Heading south on US 1 take a right on Bayshore.
Subdivision
21 - Port Orange S of Dunlawton, E of 95
Standard status
Active
APN
6340-01-19-0590
Size
5,000 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOTS 59 & 60 BLK 19 HARBOR OAKS UNIT 2 MB 10 PG 209 PER OR 3749 PG 0489 PER OR 7398 PG 1012 PER OR 7409 PG 1966 PER OR 8006 PG 3430
Tax Annual Amount
5398
Legal Description
LOTS 59 & 60 BLK 19 HARBOR OAKS UNIT 2 MB 10 PG 209 PER OR 3749 PG 0489 PER OR 7398 PG 1012 PER OR 7409 PG 1966 PER OR 8006 PG 3430
Utilities
Sewer type
Public Sewer
Water source
Public
Water front features
River Front, River Access, Navigable Water
Water front
1
Amenities
onsite laundry facility
Building Details
Number of units
5
Listing Agency:
Shoreline Realty
(386) 585-5571
Listed By:
Matthew McLean · License #3342557
(386) 585-5571
Added: Jun 29
Changed: Aug 4
Last Checked: Aug 16 at 11:06AM
MLS# 1228085
Copyright © 2026 Daytona Beach Area Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This for-sale mobile home and RV park property is situated on a parcel platted for 11 spots. The park currently operates with four manufactured, park-owned homes, one studio apartment, and an onsite laundry facility.
The property fronts Rose Bay and is offered with utilities in place, including city water and sewer. The original plat suggests additional capacity may be possible, and the buyer would need to complete due diligence with the city to determine how many units could be added. There is also the possibility of building two docks on the property.
The existing mix of park-owned manufactured homes and a studio apartment can support an operator looking for a small-scale residential income setup with shared laundry on site. With waterfront access and city utilities already connected, this site may appeal to buyers planning a staged expansion subject to city approvals and confirmation of allowable unit counts and any dock development.
The property fronts Rose Bay and is offered with utilities in place, including city water and sewer. The original plat suggests additional capacity may be possible, and the buyer would need to complete due diligence with the city to determine how many units could be added. There is also the possibility of building two docks on the property.
The existing mix of park-owned manufactured homes and a studio apartment can support an operator looking for a small-scale residential income setup with shared laundry on site. With waterfront access and city utilities already connected, this site may appeal to buyers planning a staged expansion subject to city approvals and confirmation of allowable unit counts and any dock development.
Key Highlights
- Mobile home park on Rose Bay with riverfront, river access, and navigable water
- Parcel originally platted for 11 spots; current setup includes 4 manufactured park‑owned homes plus 1 studio apartment
- Onsite laundry facility included
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
$38,100
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
7.33%
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%
$762,000
$762.0K
Cap Rate 7%
$544,286
$544.3K
Cap Rate 9%
$423,333
$423.3K
Market Conditions
NOI Build-Up for 5,000 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
$77.4K $15.48/SF
− Vacancy
−$8.1K −$1.63/SF
EGI
$69.3K $13.85/SF
− OpEx
−$31.2K −$6.23/SF
NOI
$38.1K $7.62/SF
Area
Volusia County, FL
Vacancy
10.50%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
45.00%
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%
$762,000
Cap Rate 7%
$544,286
Cap Rate 9%
$423,333
Alternative Uses
Best Use
Apartment 5plus
$544.3K
$476.3K – $635.0K
NOI $38,100 @ 7.0% cap · market cap 7.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.47M
$1.29M – $1.72M
NOI $103,200 @ 7.0% cap · market cap 19.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
164
Businesses Nearby
Explore this area
Business Placement
Demographics for 32127, FL
29,999
Population
15,898
Households
1.9
Avg Household Size
53
Median Age
30%
College-Educated
94%
High-School Grad
14.9 sq mi
ZIP Area
2,013
Density / Sq Mi
$65,260
Median Household Income
$39,196
Median Earnings
$1,324
Median Rent
$301,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Manufactured home park with onsite laundry and a studio unit, on city water and sewer.
Where is this mobile home & rv park located?
The property is located at 5564 W Bayshore Drive Port Orange, FL.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Mobile home park on Rose Bay with riverfront, river access, and navigable water; Parcel originally platted for 11 spots; current setup includes 4 manufactured park‑owned homes plus 1 studio apartment; Onsite laundry facility included
