DeBary Mixed-Use Development
For Sale
Contact for pricing
Pending
567 Charles R Beall Blvd S, Debary, FL 32713
New mixed-use development with retail, restaurants, and apartments.
Property Size36,500 SF
Days on Market738
Property Features for 567 Charles R Beall Blvd S
General Information
Standard status
Pending
Size
36,500 SF
Class
A
Property subtype
Mixed Use, Retail
Investment Type
Value Add
Listing Agency:
Glixus Trust
(407) 841-8000
Listed By:
Sean Glickman,CCIM · License #SL3159726
Source:
Crexi
Added: Aug 24, 2024
Changed: Aug 8
Last Checked: Jul 24 at 2:45PM
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 Glixus Trust
Investment Insights
Based on property information with market context.
This mixed-use development project is located in downtown DeBary, in front of the Sun Rail Station. The project is planned as a live, work, and play destination with 333 new apartments, upscale retail and restaurants, and weekend entertainment. The city aims to create a destination for residents from all over Central Florida. Walking and bike trails will lead to the state park. A new Publix with multiple outparcels will be built directly across the street in 2025-2026. The apartments planned in two phases will create a captive audience for the retail component. Located directly on US Hwy 17-92 (Charles Ball Blvd), the property is within a short distance to I-4 and Hwy 417, and close to Interstate I-95. The city manager has a wait list of tenants eager to be a part of this project. Hundreds of newly built single-family and multifamily units have been built surrounding this project in the last 2 years. The city of DeBary attracts affluent retirees with its lakes and parks, St. John’s River, proximity to the beach and Sanford International Airport, and driving distance to downtown Orlando and Disney parks. The property features 36,500 square feet of upscale street retail and a freestanding restaurant facing a 2.5-acre lake. Two additional outparcels are available for purchase separately. The retail portion will be built by Mosaic Development in partnership with NDC Development as a part of the entire mixed-use project and delivered in a grey shell condition. US 17-92 sees 31,500 vehicles per day and 1-4 sees 130,000 vehicles per day.
Key Highlights
- Prime location in the new downtown DeBary mixed‑use development, directly in front of the Sun Rail Station.
- High visibility on US Hwy 17‑92 (31,500 vehicles per day) and convenient access to I‑4 (130,000 vehicles per day).
- 36,500 SF of upscale street retail space and a freestanding restaurant facing a 2.5‑acre lake.
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
$343,775
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
7.31%
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%
$6,875,500
$6.9M
Cap Rate 7%
$4,911,071
$4.9M
Cap Rate 9%
$3,819,722
$3.8M
Market Conditions
NOI Build-Up for 36,500 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
$547.5K $15.00/SF
− Vacancy
−$56.4K −$1.55/SF
EGI
$491.1K $13.46/SF
− OpEx
−$147.3K −$4.04/SF
NOI
$343.8K $9.42/SF
Area
Volusia County, FL
Vacancy
10.30%
Lease Rate
$15.00 /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%
$6,875,500
Cap Rate 7%
$4,911,071
Cap Rate 9%
$3,819,722
Alternative Uses
Best Use
Mixed Use
$6.44M
$5.64M – $7.51M
NOI $450,866 @ 7.0% cap · market cap 9.59%
Second Best
Retail
$4.91M
$4.30M – $5.73M
NOI $343,775 @ 7.0% cap · market cap 7.31%
Theoretical Best
Office A
$10.76M
$9.42M – $12.56M
NOI $753,360 @ 7.0% cap · market cap 16.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
394
Businesses Nearby
Explore this area
Business Placement
Demographics for 32713, FL
22,438
Population
10,013
Households
2.2
Avg Household Size
50
Median Age
31%
College-Educated
95%
High-School Grad
19.1 sq mi
ZIP Area
1,175
Density / Sq Mi
$87,354
Median Household Income
$51,733
Median Earnings
$1,479
Median Rent
$306,800
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 - New mixed-use development with retail, restaurants, and apartments.
Where is this mixed-use property located?
The property is located at 567 Charles R Beall Blvd S Debary, FL.
What is the asking price?
The asking price for this property is $4,700,000.
What are key features of this property?
This property features: Prime location in the new downtown DeBary mixed‑use development, directly in front of the Sun Rail Station.; High visibility on US Hwy 17‑92 (31,500 vehicles per day) and convenient access to I‑4 (130,000 vehicles per day).; 36,500 SF of upscale street retail space and a freestanding restaurant facing a 2.5‑acre lake.
